Wholesaler · US, VA · Member since 2026 · 17 posts · 11 votes
Hey everyone! I’m looking to learn more about real estate wholesaling and would really appreciate some guidance from experienced wholesalers and investors.I’m especially interested in learning:
- How do you find good wholesale deals and off-market properties?
- What strategies do you use to find motivated sellers?
- Which lead-generation methods work best for beginners (driving for dollars, cold calling, direct mail, online marketing, etc.)?
- How do you evaluate a property to determine whether it’s a good wholesale deal?
- What tools, websites, or resources would you recommend?
I’m serious about learning, taking action, and building relationships with people in the industry. If you have experience in this space, I’d appreciate any tips, advice, or lessons you’re willing to share.
Thanks in advance! Looking forward to learning from the community. 🤝
@Eko Era I'd start with the evaluation part, because it decides whether any lead is worth chasing. Most cash buyers work from a max offer: ARV times 70%, minus repairs. A house worth $200K fixed up that needs $40K of work comes out to $100K. If you want a $10K fee, your contract price has to be around $90K.
Pull ARV from sold comps within about half a mile and the last six months, not Zillow estimates.
For leads, pick one channel and stay with it for 90 days. Driving for dollars is the cheapest start and teaches you a market fast. And before you sign anything, find two or three cash buyers and ask what they're actually paying in your target zip codes.
@Eko Era I'd start with the evaluation part, because it decides whether any lead is worth chasing. Most cash buyers work from a max offer: ARV times 70%, minus repairs. A house worth $200K fixed up that needs $40K of work comes out to $100K. If you want a $10K fee, your contract price has to be around $90K.
Pull ARV from sold comps within about half a mile and the last six months, not Zillow estimates.
For leads, pick one channel and stay with it for 90 days. Driving for dollars is the cheapest start and teaches you a market fast. And before you sign anything, find two or three cash buyers and ask what they're actually paying in your target zip codes.
Welcome Eko — I'm also new and learning wholesaling in Delray Beach FL. What helped me save money as a beginner: before paying for skip trace, I verify the owner still owns via county appraiser (PAPA in FL) + Clerk, then filter by code violations/tax liens to find tired landlords. For follow-up, I'm testing a simple system: first text names the property, then shorter follow-ups every few days, polite exit if no reply, then recycle after 90 days.
For lead gen as a beginner, I'm focusing on one farm (Valencia/Vizcaya area) and direct text/call/mailer direct to seller. Driving for dollars helped me build that list.
What area in VA are you targeting? Happy to share what tools I'm using.
Got it — Virginia Beach is solid. For VA you can use Real Property / City Assessor to verify still-own like PAPA here, then same code/tax filter. If you want, I can share my simple sheet to track touches — helps save skip credits. Good luck in VB!
Eko, answering from the buyer's side of the table. I own 236 rentals in Memphis, most of them bought through wholesalers, and deal flow is my number one bottleneck — good wholesalers are worth real money to me. What keeps you on my list: bring me a deal that fits my buy box and expect a fast answer. Know my numbers before you call — single-family, 3BR+, under $100K, ARV $180K–$265K off sold comps only, rent clearing the 1% rule. Price your rehab honestly; if your repair number is a guess, I find out in the walkthrough and the deal dies. Wholesalers who comp off list prices do not get a second call.
Eko, one channel that doesn't get enough attention from new wholesalers: investor-friendly agents. A lot of distressed or off-market opportunities cross an agent's desk before they ever become a listed property — estate situations, tired landlords, pre-foreclosures where the owner wants out quietly. Introduce yourself to a few agents in Virginia Beach, tell them exactly what your buyers want (price range, property type, areas), and follow up consistently so you're top of mind when something fits. Two cautions from the licensed side: make sure you understand Virginia's rules on marketing properties you don't own and assignment contracts — the compliance details matter and vary by state. And comp honestly off sold comps, not list prices; buyers figure out inflated ARVs fast and won't take your second call.
Pick one channel and do it consistently for 90 days instead of testing five at once. Driving for dollars plus skip tracing is the cheapest place to start. If you call or text, check the DNC lists and follow TCPA first. Whatever the source, the deal comes from how motivated the seller is and how fast you call back, so reach new leads within minutes and track every follow-up. Most deals close after the 4th or 5th touch. For numbers, start with ARV × 70% minus repairs minus your fee, and build your buyers list from real recent cash sales in your area.