Advice on Pre-Foreclosure

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Advice on Pre-Foreclosure

Damien Medrano
Orange County, CA · Member since 2026 · 3 posts · 4 votes

Hello wanted to get some advice on talking to pre-foreclosure leads. How should I go about contacting them I’ve heard most people say to text first but what do I text and how should I approach their situation respectfully so they don’t completely ignore me. Since they are already getting flooded with calls and texts.

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Troy DeLong
Real Estate Agent · Lansing, MI · Member since 2020 · 172 posts · 93 votes
4d

@Damien Medrano

We regularly mail our local 'Pre-Foreclosure' list and we have found success in simply leading with, "There are several options for your situation". Calling is fine, but you better be great at keeping them on the phone. Texting I would avoid honestly. Tons of lawsuits going around for unsolicited text marketing.

You'd be surprised, but a lot of these Sellers are in denial that the bank is foreclosing on their property. We've gotten responses like, "Eh, I'm just gonna let them foreclose and I'll figure out what to do after." and "I'm in no rush. I don't even think it'll go through".

Start by asking them what options they THINK they have or would like to pursue. This will tell you where YOU need to start with your conversation. Can they get caught up on payments from a family member/ friend? Will their lender let them do a short sale? Have they already done an extension? If not, will their lender give them one? How much equity do they have and are they worried about taking a loss?

We are licensed agents out of the Lansing, MI area and so we can offer to list the house for them as well on the MLS, but most of the time they simply want to be bought out (whether it's for their loan balance or market value, if they have a lot of equity).

Treat them with empathy and let them know you're a problem solver here to help them with their problem. Even if you aren't their best option, explain that to them and point them in the right direction, then be on your way. It's a very humbling / embarrassing experience for most and most of the time, their lender / local real estate agent won't have their best interest in mind...

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  • Matthew MorrowBusiness Member
    Investor · PA - NY - NJ · Member since 2019 · 916 posts · 319 votes
    5d

    @Damien Medrano I'd go slower than most people do. When I was finding my own deals it was handwritten letters, postcards, and calling owners myself. What worked was that it was personal. I wasn't after a quick yes, I just wanted a real conversation. These owners are getting buried with texts that all sound the same, so a short honest note saying who you are, that you're local, and that you might be able to help, with no pressure, stands out more than any script. If it turns out you can't help them, I'd tell them that too. Some of them just need to be pointed to a housing counselor or an attorney. Best of luck with it.

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  • Travis Goodwin
    Wholesaler · Charleston WV · Member since 2026 · 260 posts · 144 votes
    5d

    People in preforeclosure are often getting bombarded with calls from investors. A lot of them don’t want to sell. They want to keep their home and figure out how to get caught up.

    You have to approach them with empathy. Ask what they’re trying to do before jumping into an offer. Encourage them to talk with their lender about options or connect with a housing counselor. Be clear that you’re an investor, and don’t promise you can stop the foreclosure.

    Showing up at the door can start a conversation, but be respectful. Don’t bring up their situation in front of neighbors or family, and leave if they’re uncomfortable or ask you to. The goal should be to understand their situation and see whether you can help, even if that means they never sell to you.

    1Reply
  • Troy DeLong
    Real Estate Agent · Lansing, MI · Member since 2020 · 172 posts · 93 votes
    4d

    @Damien Medrano

    We regularly mail our local 'Pre-Foreclosure' list and we have found success in simply leading with, "There are several options for your situation". Calling is fine, but you better be great at keeping them on the phone. Texting I would avoid honestly. Tons of lawsuits going around for unsolicited text marketing.

    You'd be surprised, but a lot of these Sellers are in denial that the bank is foreclosing on their property. We've gotten responses like, "Eh, I'm just gonna let them foreclose and I'll figure out what to do after." and "I'm in no rush. I don't even think it'll go through".

    Start by asking them what options they THINK they have or would like to pursue. This will tell you where YOU need to start with your conversation. Can they get caught up on payments from a family member/ friend? Will their lender let them do a short sale? Have they already done an extension? If not, will their lender give them one? How much equity do they have and are they worried about taking a loss?

    We are licensed agents out of the Lansing, MI area and so we can offer to list the house for them as well on the MLS, but most of the time they simply want to be bought out (whether it's for their loan balance or market value, if they have a lot of equity).

    Treat them with empathy and let them know you're a problem solver here to help them with their problem. Even if you aren't their best option, explain that to them and point them in the right direction, then be on your way. It's a very humbling / embarrassing experience for most and most of the time, their lender / local real estate agent won't have their best interest in mind...

    2Reply
  • Dan Worth
    Pittsburgh, Allegheny County · Member since 2026 · 52 posts · 18 votes
    4d

    @Damien Medrano Work off the recording date of the notice of default. In California there are at least three months between that and when a sale can be noticed, and a letter that lands early reads as help, not as one more investor piling on. Check the county recorder before every mailing too, since plenty of these get reinstated and you don't want to contact someone who already fixed it. California also has specific laws on buying from homeowners who are in default, so a short call with a local real estate attorney before your first offer is worth it. I'm with Troy on skipping cold texts; mail is slower but it won't get you sued.

    1Reply
  • Lee Futcher
    Technology · Vancouver, BC · Member since 2026 · 53 posts · 6 votes
    3d

    What to say matters less than how it reads. These owners get a stack of offers that all sound the same, so the message that doesn't ask them to sell is the one that gets read.

    A few things that help:

    1) Keep the first message short and human: who you are, that you're local, and that you're glad to walk through options with no pressure. No offer, no price, no "we buy houses".

    2) Give them an easy, low stakes reply, like "Is it okay if I check back in a couple of weeks?" A yes means you're no longer a stranger.

    3) Follow up on a schedule, not a feeling. Keep every lead in one sheet with the sale date, the last touch and the next follow up date, so nobody goes cold after one try.

    4) Stop the moment anyone asks you to.

    Dan's point is worth taking seriously too. With California's rules, a letter first is the safer start.

    How many pre-foreclosure leads are you working right now?

    1Reply
  • Chris ColtonPro Member
    Investor · San Antonio, TX · Member since 2026 · 31 posts · 18 votes
    3d

    Most of the sellers I work with are behind on payments, so this is my everyday world. Here's what's worked for me.

    Text first is right, but keep it human and short. I introduce myself by name, say I'm local, and say I might be able to help with the house if they're open to talking. No pitch, no numbers, no pressure in that first text.

    The big thing is tone. These folks are getting hammered by investors and most of those messages sound like vultures circling. If yours sounds like a neighbor who actually wants to hear their situation first, you stand out. I always lead with their problem, not my offer. Some won't answer and that's fine. The ones who do usually tell you they've been waiting for somebody to just talk to them straight.

    Happy to share what's worked for me in more detail if you want to message me.

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    • Mark Anthony Green
      Bowling Green, KY · Member since 2026 · 5 posts · 2 votes
      2d

      @Chris Colton I would love to hear more about how you go about doing this in your investments.

      1Reply
    • Chris ColtonPro Member
      Investor · San Antonio, TX · Member since 2026 · 31 posts · 18 votes
      2d

      Appreciate that Mark

      For me it's text first, short and human — name, local, and that I help folks who are behind on payments figure out options, no pitch and no numbers in that first message

      If they answer, I ask about their situation before I talk about anything I can do

      Most of them are getting blasted with calls, so just sounding like a real person goes a long way

      Happy to keep sharing what's working as I learn it

      210-756-9075
      0Reply
    • Mark Anthony Green
      Bowling Green, KY · Member since 2026 · 5 posts · 2 votes
      1d

      @Chris Colton

      Thanks Chris. What would your opening text look like. Something showing empathy first? Would they respond to a text after being blasted with calls?

      0Reply
    • Chris ColtonPro Member
      Investor · San Antonio, TX · Member since 2026 · 31 posts · 18 votes
      1d

      Good question, Mark. Mine is pretty simple. Something like: Hey, this is Chris here in San Antonio. I know you're probably getting hammered with calls right now and I'm sorry you're dealing with all that. I talk with homeowners in tough spots, and if it ever helps to just talk through what your options look like, I'm around. No pressure either way.

      And yeah, some folks will answer a text who would never pick up a call. It feels safer, they can answer on their own time. The ones who do respond usually tell me they were just tired of feeling sold to. That first text is only a door opener. It is not the place for a pitch.

      210-756-9075
      2Reply
    • Mark Anthony Green
      Bowling Green, KY · Member since 2026 · 5 posts · 2 votes
      1d

      Thanks Chris

      0Reply
  • Judith Jonathan
    Investor · Remotely · Member since 2026 · 7 posts · 1 vote
    1d

    With pre-foreclosure owners, I'd open like a neighbor, not a buyer. Something like: "Hi [name], I saw a public notice about your home on [street]. If it would help to hear a few options, I'm happy to share, no pressure either way." Then follow up on a slow, steady schedule, every week or so, and log every reply so you never repeat yourself. Being consistent and kind matters more than the perfect first line.

    1Reply
  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    1d

    many state CA included have very strict laws with re gard to pre foreclosure check those first

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