Best way to find SFH leads?
Member since 2022 · 30 posts · 8 votes
Best way to find SFH leads?
Most Popular Reply
Flipper/Rehabber · San Antonio, TX · Member since 2026 · 20 posts · 19 votes
6moMLS has gotten pretty picked over in Texas. I still check it but most of what pencils in my markets doesn't last more than a couple days and you're competing with agents who've got instant alerts set up for their investor clients.
Most of my deal flow comes from wholesalers now. Not the ones blasting everyone on their list, but 3 or 4 guys I've built real relationships with over the last few years. They know my box and call me before it hits the list. That took time but it's the only way to get ahead of the competition.
Direct mail works if you're consistent. I ran a campaign in SA for about a year and got a few out of it. Cost per deal was higher than I liked but at least they weren't getting shopped to every other flipper in town.
On the partnership thing, I get the appeal but the finder/GC arrangement can get complicated fast. Finder's fee, equity split, who carries the liability. Worth sorting that out before you start having those conversations.
26 Replies
- Flipper/Rehabber · San Antonio, TX · Member since 2026 · 20 posts · 19 votes6mo
MLS has gotten pretty picked over in Texas. I still check it but most of what pencils in my markets doesn't last more than a couple days and you're competing with agents who've got instant alerts set up for their investor clients.
Most of my deal flow comes from wholesalers now. Not the ones blasting everyone on their list, but 3 or 4 guys I've built real relationships with over the last few years. They know my box and call me before it hits the list. That took time but it's the only way to get ahead of the competition.
Direct mail works if you're consistent. I ran a campaign in SA for about a year and got a few out of it. Cost per deal was higher than I liked but at least they weren't getting shopped to every other flipper in town.
On the partnership thing, I get the appeal but the finder/GC arrangement can get complicated fast. Finder's fee, equity split, who carries the liability. Worth sorting that out before you start having those conversations.
- Member since 2022 · 30 posts · 8 votes6mo
@Cody Waller yeah I have a few "scenarios" in mind equity splits, flat fees likely would rather a Jv with a equity split and a gautenteed payout on thier end to ensure they're taken care of foremost to build lasting relationships.
- Technology · Member since 2026 · 75 posts · 27 votes6mo
Most solid deals aren't really sitting on MLS anymore they're getting picked up through direct outreach, wholesalers, or off-market relationships.
What I’m seeing work now is building a consistent pipeline (agents, wholesalers, inbound leads) and filtering fast so you only spend time on deals that actually make sense.
With your GC + investor background, you’re in a strong spot pairing that with a steady deal flow is really the edge now.
Are you leaning more toward off-market sourcing or trying to make MLS deals work again?
- 6moEthan HaiglerBusiness MemberReal Estate Agent · Charlotte, NC · Member since 2019 · 111 posts · 58 votes
@Matthew Bates I do all of my deals off market. We source deals from banks (properties that they took back from foreclosure), and we also have a wholesale company. You’ll get the best opportunities through sources like these.
- Member since 2022 · 30 posts · 8 votes6mo
@Ethan Haigler do you ever run across deals in Little Rock/arkansas? I'd love to be added to your wholesale list
- Investor · MI · Member since 2016 · 82 posts · 16 votes6mo
@Matthew Bates With MLS leads there is so much competition. We find all of our deals through marketing and negotiate direct to seller. We primarily focus on direct mail and google ads that drive us about 4-6 deals a month to flip. If you have a budget for marketing, I would suggest that route. bring the leads right to your door! You can get high converting list from ListLab.us
Cheers!
- Member since 2022 · 30 posts · 8 votes6mo
@Luke Diem that's great info thank you bubba!
- Member since 2022 · 17 posts · 14 votes6mo
Quote from @Luke Diem:
@Matthew Bates With MLS leads there is so much competition. We find all of our deals through marketing and negotiate direct to seller. We primarily focus on direct mail and google ads that drive us about 4-6 deals a month to flip. If you have a budget for marketing, I would suggest that route. bring the leads right to your door! You can get high converting list from ListLab.us
Cheers!
Looks like a solid marketing plan for sure. I am considering starting to do some marketing direct to sellers also. Do you send your direct mail out through a CRM or do you use a direct mail lead company?
- 6moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
You're right that MLS deals are crowded, but the bigger issue is how you're thinking about leads. If you're relying on one channel for 4-6 deals a month, you're dependent on it. The strong investors run multiple channels that feed each other.
Direct mail works. Google ads work. But they work best when you combine them with your own network. If you're a licensed GC and inspector, that's your edge right there. You should be talking to other contractors, real estate agents who know you as a reliable buyer, and wholesalers in your area. Those relationships turn into pipeline. A contractor sees a bad deal come across their desk and calls you instead of passing it to someone else.
With 50+ properties flipped, you've got credibility. Use it. Position yourself as "the guy who closes fast on flips" in your local market. That reputation brings off-market deals your way without paid lead generation.
Are you currently marketing yourself as a serious investor in your local market, or are you mostly just passively looking for deals?
- Member since 2022 · 30 posts · 8 votes6mo
@Bo Smith so I'm just jumping back in the game, I geuss I just need to reposition myself and really push for the reputation of buying.
- 6moPeter MckernanBusiness MemberResidential Real Estate Agent · Irvine, CA · Member since 2013 · 2k+ posts · 1k+ votes
PPC and PPL are something you can tap into and do to get leads. They will cost you $2000-$5000 a month with the manager cost and also google ad spend etc. Those will be directly to you and you can convert to get the leads. The other option is mailing, door knocking, radio, cold calling, and TV commercials. There are so many avenues you need to try a couple, or one and then grow on top of that while you are doing other deals. That is how I would work the deal flow, and you could bring on a sales team to do deals on the MLS too. It is all up to you while you are building out the way to get more acquisitions.
The McKernan Group4.957 Reviews- Member since 2022 · 30 posts · 8 votes6mo
@Peter Mckernan yeah I've done the ppc and google ads and such in various businesses I've owned over the years did it once with a media team for 2 years at $6k per month never sall any return worth mentioning with a company named HIBU
- Member since 2021 · 3 posts · 0 votes6mo
Hey would like yo go over more details to see how we can best team on this task together. Please let me know your contact info to reach out thanks.
- 6moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
Matthew, your background is your moat. Youve got the GC license, youve moved 50+ properties, and you did 20 doors. Thats not a weakness -- most flippers are still grinding on their first 5. The question isnt MLS vs wholesale, its where the distressed inventory actually flows in your market. In most markets, MLS is the easy path (lots of visibility, clean comps), but the margins are compressed because every other investor sees the same property at the same time.
Off-market is where the real spread is. Wholesalers, probate lists, property management companies with long-vacancy rentals looking to exit, code enforcement -- those paths give you a 3-4 week window before the property hits MLS, if it ever does. With your contractor background, you can underwrite renovation risk way better than a pure investor. Youre pricing renos like an operator, not a flipper. Thats an advantage if youre willing to take slightly longer timelines on tougher projects.
One thing to clarify -- are you looking to do this solo, or are you still exploring the partnership model where you find and others execute? That changes the deal sourcing strategy completely. Partnership deals need higher margins to justify the coordination cost.
- Member since 2022 · 30 posts · 8 votes6mo
@Bo Smith so I would like to find someone that can help me find deals almost like a manager/partner. I can focus on renovations and underwriting etc but having the good stuff passed along I don't have the channels currently to beat the bushes as it takes away from everything else. I can underwrite one in short time with decent pictures videos and addresses.
- Flipper/Rehabber · San Antonio, TX · Member since 2026 · 20 posts · 19 votes6mo
JV with equity split can work if everyone's clear on who controls what and there's a real operating agreement behind it, not a handshake. Guaranteed payout on top of the split is smart - keeps the finder in the game even when deals drag. Just make sure the math still works for you after that comes off the top. Most of those conversations I've had fall apart on the details, not the intent.
- 6moDrew SygitBusiness MemberProperty Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
Quote from @Matthew Bates:
Curious these days, how many folks are making MLS deals work versus/ buying wholesale or other type of leads? I'm a local licensed GC/inspector/Re agent looking to connect and build my portfolio again "have bought and sold over 50 and had 20 doors before going into a commercial deal. Now after exiting a larger commercial investment I'm primarily interested in SFH but have the knowledge and skill to do MF. Would like to stay away from mobile homes. Always thought a partnership between someone that could find them in need of rehab pretty readily and me use my knowledge skills and team for the Reno and resale of the asset. Or just open to talking strategy on how most are hunting in this market.
Use networking and more networking to find deals!
How many people that you know, understand what you're looking for?
Here's some copy & paste info that may help:
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Why does everyone want to chase strangers – and ignore their own personal network?
Which do you think will be more competitive, buying from wholesalers or your own referrals?
Per this NY Times article, the average American knows around 600 people.
https://www.nytimes.com/2013/02/19/science/the-average-american-knows-how-many-people.html#:~:text=The%20average%20American%20knows%20about,do%20you%20know%20named%20Kevin%3FPer the US Census Bureau, the average American moves 11.7 time in their life, which based upon an approximate lifespan of 84 years, works out to be about every 7 years.
https://www.census.gov/topics/population/migration/guidance/calculating-migration-expectancy.html#:~:text=Using%202007%20ACS%20data%2C%20it,one%20move%20per%20single%20yearSo, if the average American knows 600 people and they each move about every 7 years, that means that the average American knows around 85 people that move in any given year.
How many of those moves do you want to be involved in?
To maximize the number of transactions you’re involved in you will need to:
- Be Top of Mind when they think about moving - which requires consistent reminders.
- Be seen as an Expert – which requires a consistent message and Evidence of Success stories
- Gain their Trust – which requires communicating with integrity
So, start out by CONSISTENTLY posting what you are doing on whatever social media channels you currently use. Not on any? You better fix that! You may also want to figure out which channels your family & friends use the most and get on those if you’re not on them currently.
What should you post?
How excited you are about what you’re doing in real estate investing! Share stories about your successes AND challenges. Then, ask them for their help!
IMPORTANT: do NOT ask people for THEIR business, ask for referrals! Why? Because they will get defensive if they feel you are pressuring them. Remember, they can always refer themselves😊
Use one of the ideas below to trigger who they know that they could connect you with:
- Just inherited a home
- Had a loved one pass away
- Is behind on their mortgage or tax payments
- Has a relative that can’t take care of their house anymore
- Has a house they’re having trouble selling
- Is facing bankruptcy
- Knows a probate attorney
- Knows a bankruptcy attorney
- etc
Putting this in OVERDRIVE
Create a spreadsheet (Excel or Google Sheet) listing everyone you can think of that would recognize your name or face.
Why a spreadsheet? Because later, you can easily upload to a CRM like Constant Contact to create an email list!
Create columns for Name, email, cell and even Street Address, City, State, Zip and then contact info: Last Contact, Relationship, Status.
Then start calling these people. Divide the number of people on your list by 20 - and that’s how many you want to try to target daily.
Whether you get ahold of them or leave a vm, use 1-3 of the above triggers for referrals.
Why only 1-3 off the list per contact? Because on average, we can only remember three things at a time. If you try to go over the whole list, you’ll lose the attention of the average person and they won’t remember anything!
It should only take you about a month or two to contact everyone on your list and then the tough part – you start all over again.
Be sure to also ask what social media channels they are on and connect with them there.
Why the repetition? Because it takes repetition for people to remember things and you have to be top-of-mind when they encounter a potential client for you!
Have you ever been to McDonalds? Of course you have! So, why is McDonalds still spending billions on advertising?
One more tip – people remember stories that trigger their emotions. So, tell a story of how you (or a fellow wholesaler) helped a seller out with their challenge(s). Change your story each month as different stories will resonate with different people AND use each story to emphasize one of your “who do you know…” questions.
One last thing – we recommended you create a Status column on your spreadsheet, now we’ll explain why. If you find someone that seems to know a lot of people needing your services, wouldn’t it make sense to focus more resources on them? Conversely, you will run into people on your list that just seem to be a waste of time, so you’ll want to avoid them. So, create status codes for both of these and a few in-between codes to help you work smarter, not harder.
Logical Property Management4.9459 Reviews- Member since 2022 · 30 posts · 8 votes6mo
@Drew Sygit so in my market right now about 7-10
- Member since 2022 · 30 posts · 8 votes6mo
@Drew Sygit that's a great post! I'll try more social media!
- 6moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
You've got a unique position with license, GC credentials, and inspection knowledge -- that's a competitive advantage if you use it right. The market for MLS deals is saturated with other investors. Off-market is where the real money sits, and wholesalers have become the gatekeepers to most off-market inventory.
Direct mail works but only if you have clear criteria and the budget to scale. You're looking at $0.50-1.00 per piece, and response rates of 1-2% are normal. So 5,000 pieces might get you 50-100 calls, and maybe 3-5 actual deals. That's a cost per deal of $3-5k before you even buy anything. If you're targeting distressed property owners or absentee landlords in your market, it can work, but you need to be consistent for 60-90 days to see results.
Wholesalers are faster but you're paying their margin. The sweet spot is building relationships with 3-4 solid wholesalers who understand your rehab capacity and deal criteria, and then running a small direct mail test in one neighborhood that interests you. Test before you scale. What markets are you currently focused on?
- 6moFrank PyleBusiness MemberSpecialist · USA · Member since 2024 · 279 posts · 130 votes
MLS is still working but only if you underwrite fast and make offers daily, and with your GC and agent background you have an edge most buyers don't. The best move right now is stack two channels, pull MLS daily with strict filters for days on market and price cuts, and pair that with direct to seller in older zip codes where deferred maintenance is obvious. Quick check, if your all in is 220k and resale is 300k, you need at least 40 to 50k spread after holding and selling costs or you are just buying a job. I see more consistency from direct to seller or light networking with tired landlords than pure wholesale lists right now.
If you had 20 doors before, I’d lean into that network first and ask who’s ready to sell something ugly this quarter, that’s usually the fastest deal source. What price range and zip codes are you targeting and what kind of margin are you aiming for on each flip?
- 6moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
Matthew, you've got the dream scenario here -- you're a licensed contractor with deal flow authority. That's powerful. The answer is you need both, but use them for different deal types. MLS is your floor for understanding market comp structure and average days on market. You're seeing 30-50 new listings a week, which keeps you calibrated on prices. But you won't buy flips from MLS at scale unless your market is soft and inventory sits.
Direct marketing gets you deals before the MLS ever sees them. When a wholesaler or a seller's agent knows you're ready to close fast and can close AS-IS, they call you first. The trick is building relationships -- you can't just put out a direct mail campaign and disappear. You follow up, you close deals, and word spreads. In my experience, about 70% of my deals come from wholesalers and direct relationships, 30% from MLS and agent networks.
Since you've got contractor and GC experience, play to that strength. Get on wholesaler lists, attend REIA meetings, and let people know you close fast and your rehabs are clean. Contractors make the best investors because sellers see that you actually know what you're doing, not just talking about it. Your 50 properties and track record matter -- use it.
The partnership angle you mentioned could work if the deal finder brings 3-4 deals a month consistently. But vet them first. It's easy to say you'll find deals, harder to actually execute. Are you planning to focus on your local market or are you open to investing remotely?
- Real Estate Consultant · Ann Arbor, MI · Member since 2022 · 466 posts · 256 votes6mo
Hi Mathew from Little Rock, Arkansas-
Great question! You asked how to find single-family rentals.
1. The MLS still has properties that can be good deals. Look for poorly marketed properties, priced well, and have value-add opportunities.
2. There are lead lists of For Rent By Owners that you can approach and see if they would be interested in selling their property or another of their properties.
3. Absentee owners are another source of potential sellers and there are lead lists for this or title companies can run these lists for you.
Think about stacking duplexes as you should always have a rent check coming in and they are just as liquid as single-family houses should you need to sell.
We help investors build their portfolios in Michigan with our local professionals like property managers to help them have a successful ownership experience.
To Your Success!
- 6moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
Matthew, your background is your advantage here -- you've got the GC/inspector/agent combo which is rare. Cody's right that MLS is picked over, but his wholesaler relationship approach is the real key. Don't rely on one source. Split your time across multiple channels and develop relationships with the people who feed deals.
In my experience: wholesalers are the fastest source for deals that actually pencil, but you need to build those relationships first. Direct mail works but you're right about the cost per deal being high -- it's more of a brand-building play than a quick flip sourcing tool. And the partnership thing Cody mentioned is real. Finder dynamics get messy fast if you don't have clear terms up front.
Since you're licensed and can inspect, you have leverage the average flipper doesn't. You can underwrite faster and close faster. That's valuable to wholesalers. I'd focus on finding 2-3 good wholesalers who know your box, build the relationships, and let them bring you deal flow. MLS is your backup, not your primary.
Given that you're in Texas and competitive markets are picked over, what's your target box look like -- purchase price range, property condition, ARV targets?
- 6moBo SmithPro MemberHinton, WV · Member since 2026 · 1k+ posts · 373 votes
Matthew, Cody's take is solid. MLS is picked over, and the arbitrage gets tighter every year. With your GC background and agent license, you've got advantages most people don't have -- lean into that. Direct relationships with wholesalers who understand your standards is the best deal flow. But relationships take time, and not every wholesaler is worth the effort. Focus on the 2-3 guys who consistently bring deals that hit your criteria.
The partnership thing with a finder -- you're right to be cautious. It sounds good in theory (they find, you build), but it gets messy on equity splits, who holds the liability, and what happens when a deal goes sideways. If you go that route, lock down the agreement in writing and be specific about what "find" means. Is it under contract? Or just a lead you then have to underwrite and pursue?
One other angle you might not be thinking about: your agent license and GC credentials are a lead magnet. Wholesalers, other investors, estate attorneys, probate folks -- they all need someone who can evaluate, scope, and execute. You could build inbound deal flow by positioning yourself that way. What market are you focused on now that you're coming out of the commercial deal?
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