How to find off-market properties

Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes

Hey everyone i am new to bird dogging and I am still finding it hard to find off-market properties, I have tried several methods like county data and now I am trying code violations and it is not as easy as I thought and I don't know how to use the website and I don't know any method to finding off-market properties.

i am currently working on a budget and I don't have capital to use platforms like batchleads or propwire and I heard that they are saturated and send the same leads to their users and I don't like them for that I want to be able to send high quality leads to my investor clients.

and also I found an agent that works in the Montgomery and Greene county in Ohio and I actually don't want to let her down because she asked me to send her some deals so that she may show her clients and I am having trouble finding does leads. So if anyone can help me or teach me on how to find the properties I would really appreciate it and thank you all for reading.

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Travis Goodwin

Wholesaler · Charleston WV · Member since 2026 · 233 posts · 124 votes

3mo

One thing I'd challenge you to think about is whether you're spending too much time looking for the perfect list instead of talking to property owners. Some of my best deals came from simple conversations, not fancy data. If you're on a budget, I'd focus on one lead source, stay consistent, and make a lot of calls. Out of curiosity, how many property owners are you talking to each week?

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Caleb Brown
Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
3mo
Can you cold call or door knock owners? Cheaper ways to get in the door. I use Propstream for when I cold call
2 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  3mo
  Quote from @Caleb Brown:
  
  Can you cold call or door knock owners? Cheaper ways to get in the door. I use Propstream for when I cold call
  
  I am doing it virtually because I am a foreigner and I don't currently live in the United States and I don't know where to find the off-market deals that is why I made this post. But @Caleb Brown thank you for the reply anyway
  
  0 Reply
Mohammed Rahman
Real Estate Broker · New York, NY · Member since 2020 · 2k+ posts · 1k+ votes
3mo
Hey Clement,
I’d start with free lists like code violations, tax delinquent, absentee owners, and probate in a few targeted zip codes instead of broad county pulls. Then layer in driving for dollars (even virtual) to build a smaller, higher-quality list of distressed properties.

After that, it’s really about outreach and follow-up. The deals come more from volume of contact and consistency than the data source itself.

Also be upfront with the agent you mentioned. Send fewer but better-vetted leads so you build trust over time instead of rushing quantity.

Hope that helps! My DMs are always open if you want to connect.
2 Reply
Travis Goodwin
Wholesaler · Charleston WV · Member since 2026 · 233 posts · 124 votes
3mo
One thing I'd challenge you to think about is whether you're spending too much time looking for the perfect list instead of talking to property owners. Some of my best deals came from simple conversations, not fancy data. If you're on a budget, I'd focus on one lead source, stay consistent, and make a lot of calls. Out of curiosity, how many property owners are you talking to each week?
5 Reply
Robert EllisBusiness Member
Developer · Miami, FL · Member since 2014 · 3k+ posts · 1k+ votes
3mo
Quote from @Clement Oigoga Adams:

Hey everyone i am new to bird dogging and I am still finding it hard to find off-market properties, I have tried several methods like county data and now I am trying code violations and it is not as easy as I thought and I don't know how to use the website and I don't know any method to finding off-market properties.
i am currently working on a budget and I don't have capital to use platforms like batchleads or propwire and I heard that they are saturated and send the same leads to their users and I don't like them for that I want to be able to send high quality leads to my investor clients.
and also I found an agent that works in the Montgomery and Greene county in Ohio and I actually don't want to let her down because she asked me to send her some deals so that she may show her clients and I am having trouble finding does leads. So if anyone can help me or teach me on how to find the properties I would really appreciate it and thank you all for reading.

The part that stood out to me wasn't the lead source—it was that you already have an agent waiting for deals.
I'd be careful not to let that create pressure to send properties just because you feel like you should. In my experience, sending one well-vetted opportunity builds a lot more credibility than forwarding ten properties that don't actually work.
I think beginners sometimes assume the hard part is finding a list. The harder part is developing the judgment to know when a property is worth putting your name behind.
Have you and the agent actually defined what a "good deal" looks like for their clients yet? That might narrow your search more than trying another lead source.
[email protected]786-494-6766
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1 Reply
Nyron Isaac
Member since 2024 · 144 posts · 27 votes
3mo
Operating on a lean budget is actually your biggest competitive advantage right now. Automated platforms like BatchLeads or PropStream send the exact same pre-packaged leads to thousands of subscribers, creating hyper-saturated markets. The highest-margin off-market deals are found through pure sweat equity and direct field prospecting.
To feed high-quality deals to your Montgomery and Greene County agent without spending capital, deploy the Visual Arbitrage Strategy (Driving for Dollars). Drive working-class neighborhoods block-by-block looking for physical indicators of distress: tarped roofs, overgrown lawns, and boarded windows. Pull the owner's details for free using the Montgomery County Online Auditor portal.
To bypass broken city websites, call or email the city code enforcement office directly and request a copy of the monthly non-compliant residential code violation logs via public records access. They will send you a raw Excel spreadsheet of distressed leads for free. Skip paid skip-tracing and drop the names into TruePeopleSearch.com to harvest phone numbers at no cost. Pitch the owners directly under a business format, tie up the property under a clean contract, and you can comfortably hand your agent client premium, exclusive off-market inventory that has zero open-market competition.
3 Reply
Clement Oigoga Adams
OP
Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
3mo
@Nyron Isaac @Robert Ellis @Travis Goodwin @Mohammed Rahman I thank you all for your replies they are going to be very helpful for me, but I also have one more request and that is whether any of you people are free enough to add me into your schedule as a mentee? I have spent the past 2 weeks trying different methods like county data, public notice, estate sales and a few others but I haven't had any luck and I would appreciate it if any of you would be able to mentor me on finding deals so that I may pass them to the agent that I am trying to find a deal for. And also I will find a way to pay you for the service because I don't believe in free things and please put me in consideration I would really love to hear your replies thank you all once again.
1 Reply
Rhema Odika
Wholesaler · Indianapolis · Member since 2026 · 59 posts · 27 votes
3mo
Quote from @Clement Oigoga Adams:

Hey everyone i am new to bird dogging and I am still finding it hard to find off-market properties, I have tried several methods like county data and now I am trying code violations and it is not as easy as I thought and I don't know how to use the website and I don't know any method to finding off-market properties.
i am currently working on a budget and I don't have capital to use platforms like batchleads or propwire and I heard that they are saturated and send the same leads to their users and I don't like them for that I want to be able to send high quality leads to my investor clients.
and also I found an agent that works in the Montgomery and Greene county in Ohio and I actually don't want to let her down because she asked me to send her some deals so that she may show her clients and I am having trouble finding does leads. So if anyone can help me or teach me on how to find the properties I would really appreciate it and thank you all for reading.
Welcome to BiggerPockets! I mainly network with active investors and currently have access to off-market opportunities in Florida. If you’re buying there as well, I’d be happy to connect and learn more about your buy box. Best of luck with your wholesaling journey!

1 Reply
Joseph ScoreseBusiness Member
Banker · Philadelphia · Member since 2009 · 2k+ posts · 631 votes
3mo
Clement, don't get discouraged—finding quality off-market deals is one of the hardest skills in real estate, and it's why good deal finders are valuable.

The reality is there isn't one "magic list." The best wholesalers and bird dogs layer multiple strategies together:
- Drive for dollars and look for distressed properties.
- Network with local agents, landlords, contractors, code enforcement officers, and probate attorneys.
- Attend REIA meetings and build relationships with investors who can share what they're buying.
- Follow up consistently. Many deals come after the 5th, 8th, or even 10th contact—not the first.
- Learn how to analyze deals. Sending one solid opportunity is worth far more than sending 100 random addresses.
Don't worry about not being able to afford expensive software right now. Those platforms are just tools—they don't replace persistence, local market knowledge, or relationship building.

Since you're focusing on Montgomery and Greene Counties, become an expert in just a few ZIP codes. Know the values, rents, and investor buy boxes better than anyone else. That expertise will make your leads much more valuable.

Keep learning, keep networking, and keep taking action. Everyone who is successful at wholesaling started exactly where you are today.
3 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  3mo
  Quote from @Joseph Scorese:
  
  Clement, don't get discouraged—finding quality off-market deals is one of the hardest skills in real estate, and it's why good deal finders are valuable.
  
  The reality is there isn't one "magic list." The best wholesalers and bird dogs layer multiple strategies together:
  
  Drive for dollars and look for distressed properties.
  Network with local agents, landlords, contractors, code enforcement officers, and probate attorneys.
  Attend REIA meetings and build relationships with investors who can share what they're buying.
  Follow up consistently. Many deals come after the 5th, 8th, or even 10th contact—not the first.
  Learn how to analyze deals. Sending one solid opportunity is worth far more than sending 100 random addresses.
  
  Don't worry about not being able to afford expensive software right now. Those platforms are just tools—they don't replace persistence, local market knowledge, or relationship building.
  
  Since you're focusing on Montgomery and Greene Counties, become an expert in just a few ZIP codes. Know the values, rents, and investor buy boxes better than anyone else. That expertise will make your leads much more valuable.
  
  Keep learning, keep networking, and keep taking action. Everyone who is successful at wholesaling started exactly where you are today.
  
  Thank you @Joseph Scorese your comment is genuinely a motivational boost for me.
  0 Reply
Jacob CamhiBusiness Member
Hinton, WV · Member since 2026 · 131 posts · 40 votes
3mo
it's tough starting out, especially when you're trying to deliver for someone. for montgomery and greene county, don't get stuck on just code violations; those can be tricky to navigate on public sites. instead, i'd focus on two simpler, free public record sources. first, pull tax delinquent lists from the county treasurer's website. these owners are often motivated due to the looming tax sale. second, check the probate court records. properties going through probate often need to be sold quickly to settle an estate. these lists are usually available as public records directly from each county's website. stack these two lists, focus on properties that appear on both, and you'll have a much more targeted list of potential sellers who are likely motivated. this takes more digging but yields higher quality leads than broad lists.
1 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  2mo
  Quote from @Jacob Camhi:
  it's tough starting out, especially when you're trying to deliver for someone. for montgomery and greene county, don't get stuck on just code violations; those can be tricky to navigate on public sites. instead, i'd focus on two simpler, free public record sources. first, pull tax delinquent lists from the county treasurer's website. these owners are often motivated due to the looming tax sale. second, check the probate court records. properties going through probate often need to be sold quickly to settle an estate. these lists are usually available as public records directly from each county's website. stack these two lists, focus on properties that appear on both, and you'll have a much more targeted list of potential sellers who are likely motivated. this takes more digging but yields higher quality leads than broad lists.
  
  @Jacob Camhi thank you for your reply I truly appreciate it, but sir I don't know if you will have spare time for me to just show you lists that I pull as practice? Have a nice day sir.
  
  0 Reply
Travis Goodwin
Wholesaler · Charleston WV · Member since 2026 · 233 posts · 124 votes
2mo
Don't overcomplicate it. The best lead source is the one you'll work consistently. I built my business with free and low cost methods long before I ever paid for software. Public records, driving for dollars, networking, referrals, probate, tax delinquent properties, and simply talking to property owners all work. Pick one method, commit to it for 90 days, and focus on becoming excellent at finding motivation. The list gets you the lead, but the conversation is what gets you the deal.
2 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  2mo
  Quote from @Travis Goodwin:
  
  Don't overcomplicate it. The best lead source is the one you'll work consistently. I built my business with free and low cost methods long before I ever paid for software. Public records, driving for dollars, networking, referrals, probate, tax delinquent properties, and simply talking to property owners all work. Pick one method, commit to it for 90 days, and focus on becoming excellent at finding motivation. The list gets you the lead, but the conversation is what gets you the deal.
  
  Thank you @Travis Goodwin you have been a huge help to my real estate wholesaling journey and I really appreciate you for that, and also sir I don't know if you will be willing or have enough time for me to connect with you so that I may learn more? And it can also help you because I can even be your assistant and still help your business grow so please think about it.
  
  0 Reply
- Travis Goodwin
  Wholesaler · Charleston WV · Member since 2026 · 233 posts · 124 votes
  2mo
  Quote from @Clement Oigoga Adams:
  
  Quote from @Travis Goodwin:
  
  Don't overcomplicate it. The best lead source is the one you'll work consistently. I built my business with free and low cost methods long before I ever paid for software. Public records, driving for dollars, networking, referrals, probate, tax delinquent properties, and simply talking to property owners all work. Pick one method, commit to it for 90 days, and focus on becoming excellent at finding motivation. The list gets you the lead, but the conversation is what gets you the deal.
  
  Thank you @Travis Goodwin you have been a huge help to my real estate wholesaling journey and I really appreciate you for that, and also sir I don't know if you will be willing or have enough time for me to connect with you so that I may learn more? And it can also help you because I can even be your assistant and still help your business grow so please think about it.
  
  Sure i messaged you
  1 Reply
Clement Oigoga Adams
OP
Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
2mo
Quote from @Josiah Garcia:
Bird dogging is tough when you're pulling county data manually that's a lot of noise. We built a system that flags distressed stuff (code violations, tax liens, probate) before it hits the MLS across a few markets. Happy to share what we're finding if your market is one of them.

@Josiah Garcia Would love to connect with you and thank you for your honest comment.
0 Reply
Raktim Ahmed
Specialist · Member since 2026 · 3 posts · 4 votes
2mo
You're closer than you think. County data is the right instinct, the issue is you're pulling one list at a time. The free lists individually are weak, but when you stack a few distress signals on the same property, that's where the motivated sellers hide and that's what makes your leads better than what BatchLeads shovels out.

Here are the free sources for your two counties specifically.

Montgomery County (Dayton):

Auditor property search for owner info and absentee owners: https://www.mcrealestate.org

Sheriff sales / pre-foreclosure list: https://www.mcohiosheriff.org/support_services/records_and_p...

For code violations, stop fighting the website. Dayton's Housing Inspection division will tell you a property's nuisance status directly if you contact them. The county's "Buy With Confidence" page has their info plus how the nuisance and demolition lists work: https://www.mcohio.org/1480/Buy-With-Confidence

Delinquent taxes: Montgomery County Treasurer's office

Greene County (Xenia, Beavercreek, Fairborn):

Auditor search: https://auditor.greenecountyohio.gov/Search/Name

Delinquent tax search tool: https://www.greenecountyohio.gov/506/Delinquent-Taxes

Foreclosures: https://www.greenecountyohio.gov/507/Foreclosures

The method that actually works on a budget: pull the tax delinquent list and the pre-foreclosure/sheriff sale list, then cross-reference against the auditor data to flag absentee owners (mailing address different from property address) and long-time owners with high equity. A property that's tax delinquent AND absentee AND has a code violation is a seller who is basically raising their hand. That short, stacked list will outperform 10,000 random skip-traced records every time, and it costs you nothing but time.

Once you've got the addresses, you only pay for skip tracing on that filtered list, which keeps your cost per lead tiny.

Happy to walk you through the stacking part if you get stuck, feel free to reach out.
2 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  2mo
  Quote from @Raktim Ahmed:
  
  You're closer than you think. County data is the right instinct, the issue is you're pulling one list at a time. The free lists individually are weak, but when you stack a few distress signals on the same property, that's where the motivated sellers hide and that's what makes your leads better than what BatchLeads shovels out.
  
  Here are the free sources for your two counties specifically.
  
  Montgomery County (Dayton):
  
  Auditor property search for owner info and absentee owners: https://www.mcrealestate.org
  
  Sheriff sales / pre-foreclosure list: https://www.mcohiosheriff.org/support_services/records_and_p...
  
  For code violations, stop fighting the website. Dayton's Housing Inspection division will tell you a property's nuisance status directly if you contact them. The county's "Buy With Confidence" page has their info plus how the nuisance and demolition lists work: https://www.mcohio.org/1480/Buy-With-Confidence
  
  Delinquent taxes: Montgomery County Treasurer's office
  
  Greene County (Xenia, Beavercreek, Fairborn):
  
  Auditor search: https://auditor.greenecountyohio.gov/Search/Name
  
  Delinquent tax search tool: https://www.greenecountyohio.gov/506/Delinquent-Taxes
  
  Foreclosures: https://www.greenecountyohio.gov/507/Foreclosures
  
  The method that actually works on a budget: pull the tax delinquent list and the pre-foreclosure/sheriff sale list, then cross-reference against the auditor data to flag absentee owners (mailing address different from property address) and long-time owners with high equity. A property that's tax delinquent AND absentee AND has a code violation is a seller who is basically raising their hand. That short, stacked list will outperform 10,000 random skip-traced records every time, and it costs you nothing but time.
  
  Once you've got the addresses, you only pay for skip tracing on that filtered list, which keeps your cost per lead tiny.
  
  Happy to walk you through the stacking part if you get stuck, feel free to reach out.
  
  @Raktim Ahmed I really appreciate your detailed explanation it is going to be extremely helpful. And also sir I sent you a connection request.
  0 Reply
Lucas Flowers
Virtual Assistant · Egypt · Member since 2026 · 51 posts · 15 votes
2mo
On the budget-friendly side county sites (auditor/assessor + code enforcement records) are usually free if you're willing to do the manual pulling instead of paying for a platform. Cross-referencing tax delinquent lists with code violations (both usually public) gets you a decent starting list without Batchleads/PropStream costs. Slower than a paid tool, but it's free and the data's often fresher since you're pulling straight from the source instead of through a reseller.
2 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  2mo
  Quote from @Lucas Flowers:
  
  On the budget-friendly side county sites (auditor/assessor + code enforcement records) are usually free if you're willing to do the manual pulling instead of paying for a platform. Cross-referencing tax delinquent lists with code violations (both usually public) gets you a decent starting list without Batchleads/PropStream costs. Slower than a paid tool, but it's free and the data's often fresher since you're pulling straight from the source instead of through a reseller.
  
  Thank you @Lucas Flowers for your reply it was really helpful.
  0 Reply
Stacy Vana
Investor · South Jersey · Member since 2026 · 25 posts · 6 votes
2mo
Hey Clement — this is such a common challenge, especially without budget for paid tools yet. A few free/low-cost methods that worked well for me over the years:
- Driving for dollars in target neighborhoods (vacant, distressed-looking properties) — still one of the highest-signal, zero-cost methods
- County tax delinquent lists and probate filings — usually publicly available for free directly from the county, just takes some digging beyond code violations alone
- Networking directly with other wholesalers/investors in local REIA groups or investor Facebook groups — a lot of real deal flow comes from relationships, not tools, especially early on
- Direct mail to absentee owners, pulled from free public records, once you've got even a small budget
On the agent side — that's a great relationship to nurture, but I'd focus energy on the lead-gen methods above before worrying about finding her specific deals; the leads will follow once your own pipeline gets more consistent.

Good luck — this phase is genuinely the hardest part, but it gets easier once you build a repeatable process.
2 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  2mo
  Quote from @Stacy Vana:
  
  Hey Clement — this is such a common challenge, especially without budget for paid tools yet. A few free/low-cost methods that worked well for me over the years:
  
  Driving for dollars in target neighborhoods (vacant, distressed-looking properties) — still one of the highest-signal, zero-cost methods
  
  County tax delinquent lists and probate filings — usually publicly available for free directly from the county, just takes some digging beyond code violations alone
  
  Networking directly with other wholesalers/investors in local REIA groups or investor Facebook groups — a lot of real deal flow comes from relationships, not tools, especially early on
  
  Direct mail to absentee owners, pulled from free public records, once you've got even a small budget
  
  On the agent side — that's a great relationship to nurture, but I'd focus energy on the lead-gen methods above before worrying about finding her specific deals; the leads will follow once your own pipeline gets more consistent.
  
  Good luck — this phase is genuinely the hardest part, but it gets easier once you build a repeatable process.
  
  Thanks @Stacy Vana your reply was very helpful. And I don't know if you are open to a connection request?
  0 Reply
Stacy Vana
Investor · South Jersey · Member since 2026 · 25 posts · 6 votes
2mo
Glad it was helpful, Clement! Just sent a connection request your way — happy to keep the conversation going.
0 Reply
Ni Robinson
Real Estate Consultant · Rochester NY · Member since 2026 · 20 posts · 11 votes
1mo
If you're taking the zillow route, I'll give you a tip i figured out on my own. If your working with sites like zillow or redfin, zoom all the way in on the city of your choosing until you see black price boxes with white prices. ( red are on sale) Those black boxes are off markets. The ones with pics were on market but failed ( great for agent calls).

good luck .. message me for more tips
1 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  1mo
  Quote from @Ni Robinson:
  
  If you're taking the zillow route, I'll give you a tip i figured out on my own. If your working with sites like zillow or redfin, zoom all the way in on the city of your choosing until you see black price boxes with white prices. ( red are on sale) Those black boxes are off markets. The ones with pics were on market but failed ( great for agent calls).
  
  good luck .. message me for more tips
  
  @Ni Robinson thank you for your honest reply sir. and I don't know if you are open to a connection request?
  0 Reply
- Ni Robinson
  Real Estate Consultant · Rochester NY · Member since 2026 · 20 posts · 11 votes
  1mo
  Quote from @Clement Oigoga Adams:
  
  Quote from @Ni Robinson:
  
  If you're taking the zillow route, I'll give you a tip i figured out on my own. If your working with sites like zillow or redfin, zoom all the way in on the city of your choosing until you see black price boxes with white prices. ( red are on sale) Those black boxes are off markets. The ones with pics were on market but failed ( great for agent calls).
  
  good luck .. message me for more tips
  
  @Ni Robinson thank you for your honest reply sir. and I don't know if you are open to a connection request?
  
  No problem and sure I'm open to it.
  1 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  1mo
  Quote from @Ni Robinson:
  
  Quote from @Clement Oigoga Adams:
  
  Quote from @Ni Robinson:
  
  If you're taking the zillow route, I'll give you a tip i figured out on my own. If your working with sites like zillow or redfin, zoom all the way in on the city of your choosing until you see black price boxes with white prices. ( red are on sale) Those black boxes are off markets. The ones with pics were on market but failed ( great for agent calls).
  
  good luck .. message me for more tips
  
  thank you for your honest reply sir. and I don't know if you are open to a connection request?
  
  No problem and sure I'm open to it.
  
  @Ni Robinson done sir
  0 Reply
Sritharan Sriram
Member since 2026 · 2 posts · 0 votes
1mo
Hello everyone, I am new to the wholesaling strategy and would like to know if it's a legitimate, real business model or if there are scams associated with it. I am eager to study and learn how to get started, with the goal of closing my first big deal with a substantial assignment fee of thirty to fifty thousand dollars. Any advice or guidance would be greatly appreciated."
0 Reply
Sritharan Sriram
Member since 2026 · 2 posts · 0 votes
1mo
I'm willing to hear it from experts like you all
0 Reply
Igor Ganapolsky
Coral Springs, FL · Member since 2018 · 464 posts · 95 votes
3w
Clement, one angle nobody's mentioned yet that works incredibly well on a budget: tax deed auction lists.

Every county publishes a list of properties going to tax deed auction — these are owners 2-3+ years behind on property taxes. The county does all the motivation work for you. These people can't pay their taxes, which is about as motivated as it gets.

Here's the play most people miss: don't wait for the auction. Pull that same tax delinquent list and contact the owners DIRECTLY before the auction date. Why? Because at auction you're competing with everyone, title is murky (no title insurance, needs a quiet title action), and banks won't lend on auction properties. But if you reach the owner before the auction, you can buy with a clean contract, clean title, and insurable deal.

In Broward County (where I work), the tax deed list is free on the clerk of court website. I pull it, cross-reference with the property appraiser for owner name and mailing address, then reach out directly. Same list everyone else is looking at — but I'm contacting the owners instead of bidding against them.

Another free source nobody mentioned: cash deed pulling. Go to the county recorder's website, pull deeds recorded in the last 6-12 months where the grantee paid cash (no mortgage recorded). These are your cash buyers — the people actually closing deals. Build your buyers list from public records for free.

The key insight: the list itself isn't the edge. The outreach is. Everyone pulls lists. Very few people actually contact the owners. That's where your opportunity lives.
1 Reply
- Clement Oigoga Adams
  OP
  Specialist · Dallas Fort Worth — Texas Cincinnati — Ohio Cleveland — Ohio Columbus — Ohio Jacksonville — Florida Atlanta — Georgia · Member since 2026 · 148 posts · 29 votes
  3w
  Quote from @Igor Ganapolsky:
  
  Clement, one angle nobody's mentioned yet that works incredibly well on a budget: tax deed auction lists.
  
  Every county publishes a list of properties going to tax deed auction — these are owners 2-3+ years behind on property taxes. The county does all the motivation work for you. These people can't pay their taxes, which is about as motivated as it gets.
  
  Here's the play most people miss: don't wait for the auction. Pull that same tax delinquent list and contact the owners DIRECTLY before the auction date. Why? Because at auction you're competing with everyone, title is murky (no title insurance, needs a quiet title action), and banks won't lend on auction properties. But if you reach the owner before the auction, you can buy with a clean contract, clean title, and insurable deal.
  
  In Broward County (where I work), the tax deed list is free on the clerk of court website. I pull it, cross-reference with the property appraiser for owner name and mailing address, then reach out directly. Same list everyone else is looking at — but I'm contacting the owners instead of bidding against them.
  
  Another free source nobody mentioned: cash deed pulling. Go to the county recorder's website, pull deeds recorded in the last 6-12 months where the grantee paid cash (no mortgage recorded). These are your cash buyers — the people actually closing deals. Build your buyers list from public records for free.
  
  The key insight: the list itself isn't the edge. The outreach is. Everyone pulls lists. Very few people actually contact the owners. That's where your opportunity lives.
  
  Thanks for the helpful tip
  0 Reply
Igor Ganapolsky
Coral Springs, FL · Member since 2018 · 464 posts · 95 votes
3w
County clerk + assessor pages beat most lead lists for off-market. I pull a live Broward public-record packet (not under contract; paid for the information, not a closing-contingent fee): 4253 SW 124 Terrace, Miramar — folio 514035141360 — clerk sale scheduled Sep 22 2026 — BCPA just $465,190. Townhome 3/3, 2005. Folio + sale date + just value first; skip invented ARV.
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