The best method isn't about where you get the leads; it's about data quality.

The most successful investors know that LLCs and out-of-state owners are the highest quality leads, but they fail 30% of bulk skip tracing attempts. Wasting money calling dead numbers is the biggest mistake.

The true "best method" is combining list sources with Manual Data Optimization (RREDO) to guarantee those tough contacts are accurate.

I specialize in fixing those failed leads to give you a 90%+ contact rate. I just sent you a PM with details on a $15 test batch—the fastest way to lock in that data quality.

Best method is stacking targeted lists and consistent outreach. Pick one market, pull motivation stacks like pre-foreclosure, code violations, tax delinquent, and tired landlords, then hit them weekly with a simple sequence: call, text, mail, door when close. Track every touch, ask for referrals from PMs, agents, and lenders, and post your buy criteria in local investor groups. Volume plus follow-up wins; set a daily quota and don’t miss it.

Best method in my opinion is to find some of the biggest buyers in whatever market(s) you are trying to start in.  Sit down and have a detailed conversation around their buying criteria, I'd do this with 5-10 buyers at minimum.  From there, take that data and build out a marketing strategy, whether it be social media, advertising online, billboards, tv, radio, direct mail, email, etc.... Using the data info gathered from the buyers you met with, set up your marketing plan to meet their needs and that should get you started faster and make your business exponentially better than other wholesalers.  

I do a ton of off market transaction and work with a lot of off market sellers. Joined multiple top wholesaler webinars + meetups and here's the summary:

1. Pull a lot of targeted list. 

2. Reach out to the targeted list (cold call, cold text, mailers

3. Do volumes and have multiple conversations with the targeted list 

4. Follow up a lot with sellers who should interest 

5. Repeat steps 1 to 4 

Use Batch Leads or Propsteam to get targeted list. I found Batch Leads have better data.

Hey Matt, what I would suggest is it really depends on what marketing strategies you would like to employ. The better the leads, the more they cost, so it really comes down to your allocation of time versus the money you want to spend.
If you want to spend more and want quality leads, I recommend inbound marketing such as PPC, Facebook, or YouTube.
However, if you have time, I would recommend going the outbound route with either cold calling, texting, or direct mail.
There are additional methods, but those are the ones we have used in the past.

Hey Matt,

Great question,  sourcing wholesale leads can definitely be challenging. I have noticed that investors who focus on rehabs and flips often find it helpful to have a clear system to track motivated sellers and off-market opportunities. It makes managing multiple channels much easier and helps prioritize the highest-potential deals.

Curious — what methods have you tried so far, and which have worked best for you?

Great question. There isn’t one “best” source since it depends on your market and strategy.

A lot of investors seem to mix things like driving for dollars, networking with agents, and using public records or skip tracing for motivated sellers.

Consistency usually matters more than the platform.

Most of the best wholesale leads don’t come from MLS or typical listings — they come from off-market sources: cold calling, direct mail, driving for dollars, and building relationships with local agents and contractors.

Having a structured follow-up system makes a huge difference too, because even a motivated seller can slip through the cracks without proper tracking.

Matt, the best source is the one you can systemize and repeat every week. For us, there are three that consistently produce deals:

1. Wholesaler relationships

Still the highest ROI. I stay in touch with 20–30 local wholesalers who already know our buy box. When a deal hits their list, my name is at the top because we close, we're predictable, and we don't waste their time.

2. On-market “trash” listings

The stuff sitting 60–120 days that everyone ignores. Bad photos, tenant-occupied, structural notes, foundation issues, “as-is” properties. Agents want them gone, so they price aggressively and negotiate. We’ve picked up some of our best Section 8 rentals this way.

3. Direct agents

Not cold-calling homeowners, calling agents. I let agents know we buy distressed, vacant, inherited, problem rentals, and anything that won’t qualify for traditional financing. They bring me deals before they hit the market because they know I can solve the seller’s problem fast.

Everything else (mailers, SMS, cold calling) works, but it’s heavy operationally.

If you want the simplest lead flow to start with:

Build 10–20 strong wholesaler + agent relationships.

It’s the easiest way to see deal flow without burning money or time.

There isn’t really a single “best” method — it depends a lot on your budget, timeline, and whether you’re willing to work consistently.

What I’ve seen work across different markets is layering multiple channels so you’re not dependent on one stream. For example:

• Quality data (absentee owners, preforeclosures, tired landlords)

• Consistent outreach (cold calling, SMS, mail, etc.)

• Follow-up — this is where most deals are actually locked up

• Good qualification questions so you don’t waste time on tire-kickers

A lot of wholesalers think the magic is in the list or the tool, but the real difference I’ve noticed is in the discipline of daily lead management and the ability to actually talk to sellers.

If you share your market or budget, people here might be able to give more specific advice — but consistency + good conversations tends to win across all markets.

Consistent cold calling with a well-trained team has been the highest-ROI source for me. Direct conversations with motivated sellers beat any list or software. Systems matter, but talking to the right homeowners every day is still the most reliable way to pull real wholesale deals.

@Matt Settle to my opinion from inbound Google PPC is the best because if done right it's with the best intent and can showcase a lot of benefits your business can give.

For outbound, cold calling is traditionally the most cost effective and can generate quality leads if done with GREAT data.

Best method I've seen consistently work is targeted lists + direct cold calling.

Most “wholesale leads” come from talking to sellers that aren’t actively advertising their property.

Driving for dollars, SMS, PPC, and agents can all work, but cold calling gives you the most control over volume, speed, and motivation level.

If you dial in the niche lists (pre-foreclosure, tired landlords, tax delinquent, probate, high equity) and follow up properly, it becomes a predictable system instead of hoping leads come in.

Hey Matt,

Great question. There isn’t one “best” method; the most effective wholesalers. I'd say the most effective wholesalers combine a few channels and stay consistent with them.

Some common sources that work well:
- Driving for dollars
- Direct mail to distressed or absentee owners
- Cold calling using targeted lists (e.g., absentee, vacant, tax delinquent, etc.)
- Networking with agents, probate attorneys, landlords, and other wholesalers

What matters more than the channel is follow-up and relationships. Most wholesale deals come after multiple touches or referrals from people who know you can close. Pick one or two methods, execute them well, and layer on others as you grow.

If you have any questions, don't hesitate to reach out!

Tax delinquent data has been my best source.

I focus on Columbus and pull Franklin County records weekly - properties 2+ years behind on taxes. Then I skip trace them for phone and email, and score them by motivation level (years behind, debt ratio, absentee status, etc).

The owners who are 3-5+ years delinquent are usually facing foreclosure and way more willing to talk. Most of them just want out.

The challenge is pulling the data consistently and actually reaching the owners. A lot of people pull lists but don't follow up enough. I try to have multiple contact methods,  phone, email, sometimes mail and hit them a few times before moving on.

What market are you in? Most counties publish tax delinquent data somewhere  usually the auditor or treasurer website.

Mostly a mix of on-market and off-market sources.

Off-market: direct mail, cold calling, and some driving for dollars.

On-market: MLS deals that need heavy value-add and have motivated sellers.

The key for me has been consistency and tight buy criteria, not just lead volume.

Driving for dollars is still gold if you work it right. Most people drive around randomly - instead, target distressed neighborhoods with recent sales activity. Shows there's buyer demand but motivated sellers. Plus add a simple follow-up system since 80% of deals come after the 5th touch. What's your current lead gen strategy - are you working one channel consistently or jumping around?