All Forum Posts by: Hector Surratt Sosa

Hey BP community! Wanted to share a quick breakdown of why off market properties can be a goldmine for real estate investors and some strategies for finding them.

Why Off-Market?

• ✅ Less competition: Without the MLS listing, you're often facing fewer buyers, which can mean better pricing.
• ✅ Negotiation leverage: Direct sellers often provide more flexibility on price and terms.
• ✅ Hidden potential: Sellers are typically motivated and might be willing to let go of properties at a discount due to personal reasons, not just financial ones.

Where to Find Them?

1. ➡️ Direct Mail Campaigns: Sending targeted letters or postcards to property owners in specific neighborhoods or situations (e.g., absentee owners, high equity).
2. ➡️ Driving for Dollars: This old-school method involves driving through neighborhoods, looking for distressed properties that might be ripe for a deal.
3. ➡️ Networking: Building relationships with wholesalers, real estate agents, and other investors is key for hearing about deals before they hit the market.
4. ➡️ Public Records: Look for properties in probate, foreclosure, or tax lien situations that are often more motivated to sell.

Pitfalls to Watch Out For:

• ⚠️ Condition of the Property: Off-market properties can often be in rough shape, so be prepared for repairs and factor that into your deal analysis.
• ⚠️ Seller Expectations: Be cautious of unrealistic seller expectations or sellers who are just fishing for offers.
• ⚠️ Title Issues: Without a thorough title search, you might inherit legal headaches.

Hope this helps clarify why off market deals are so valuable. Have you had success finding them, or do you have any tips on your strategies? Let’s hear it!

📍Location | Shawnee
💵 Asking | $57,500
📈 ARV | $135,000

Great opportunity in a strong rental area. Similar properties are renting for $1,000+ per month, making this a solid buy and hold play. Brick build, great location, and priced to move.

I’ve been working in the Oklahoma real estate market, and I’ve noticed that every investor whether they’re flipping, buying rentals, or wholesaling faces different challenges depending on their strategy.

For those of you investing in OKC, Tulsa, or other areas in the state, what’s been your biggest hurdle lately?

🏡 Finding quality off market deals?
💰 Funding & financing?
🔨 Managing renovations & contractors?
📈 Navigating market trends & pricing shifts?

Let’s get a discussion going, I’d love to hear different perspectives and see how investors are overcoming obstacles in this market. Drop your thoughts below!

Are you actively investing in off market properties? I provide exclusive, deeply discounted deals across Oklahoma, perfect for fix and flip or buy and hold investors.

✅ Fresh off market inventory updated regularly
✅ Priced to move quickly, no bidding wars
✅ Off market deals you won’t find on the MLS

I’m based in Tulsa but work with investors statewide. If you're looking for your next investment property, drop your info below or PM me!

📍 Target market(s)
📞 Best contact info
🏡 Investment criteria (SFH, multi-family, etc.)

Let’s connect and get you access to your next great deal!

Quote from @Jeff Filali:

Purchased my first Oklahoma rental in 1997 and own a large portfolio today and am still buying. It's always been a good, affordable market overall, but you have to know the markets well, as there are good and bad areas for sure. Also, with current interest rates, the BRRRR strategy is almost impossible because even with lower average property values, the rents are also low and the ratio prevents the ability to refinance all of your capital out and still cash flow. You're lucky to end up anywhere near 1% rent:"all in" ratio unless you buy at a substantial discount rate. Pre-pandemic we were averaging closer to 2%+ on most rentals, meaning if you were all in for $100K, the rents were closer to $2K. Now, those are unicorns!
———————-
Jeff Filali

That’s solid - sounds like you’ve been in the game a long time and know the market inside and out. Totally agree that Oklahoma is still affordable, but not all areas are good buys. And yeah, BRRRR is tough right now with rates where they are. Crazy how different things were pre-pandemic when 2% deals were actually possible. Hoping the market shifts a bit to bring better opportunities back.

If you're looking to invest in real estate in Oklahoma, there are plenty of great neighborhoods to consider. In Oklahoma City, spots like Bricktown and Midtown are always buzzing, while Edmond and Norman draw steady demand thanks to strong schools and job opportunities. Midwest City and Moore are solid choices too, especially if you're targeting military or family rentals. Over in Tulsa, Broken Arrow, Owasso, and Jenks stand out for their affordability and rental potential. Each area has its own advantages, so it all comes down to what fits your investment strategy best.

Dang, I'm not sure why it doesn't show on your end, but it does on mine. I service the entire state of Oklahoma, but I'm based in Tulsa.

That’s awesome! What’s been your favorite part of investing here so far?

Great insights! The combination of affordability, appreciation, and rental demand definitely makes OKC an interesting market. The military and government presence is a great point too built in housing demand is always a plus for investors. Are you seeing any particular neighborhoods stand out for investment?

I’ve been watching the Oklahoma market closely, and it’s shaping up to be one of the best places to invest this year. If you’re looking for cash flow, appreciation, and affordability, this might be the spot to watch. Prices are still low compared to most markets homes are going for around $204K on average but they’re steadily climbing. Over the past year, we’ve seen values go up anywhere from 3-6%, and with more people moving in, that trend doesn’t seem to be slowing down. If you’re looking to get in before prices creep up even further, now’s the time.

The rental market is just as strong. Average rents are hovering around $1,100 a month, and properties are getting snatched up fast, with vacancy rates staying low. More people are choosing to rent as home prices rise, which means investors holding rentals are in a good position to capitalize on steady demand.

One of the biggest shifts we’re seeing is the increase in inventory. More homes are hitting the market up 14% from last year which means there are actually deals to be found. Homes are sitting for about 50 days on average, giving buyers more negotiating power compared to the craziness of the past few years. It’s a good balance right now still competitive, but not out of control.

Beyond the housing numbers, Oklahoma’s economy is thriving. Massive investments are coming into the state, especially in manufacturing. With companies pouring money into EV and semiconductor production, job growth is picking up, which will only increase demand for housing in the long run. This is exactly the kind of economic boost that makes a market attractive for real estate investors.

Looking ahead, experts predict home sales in OKC will climb more than 8% this year, with prices continuing their steady rise. It’s rare to find a market that offers both affordability and growth potential in 2025, but Oklahoma seems to have that sweet spot. Solid appreciation, strong rental demand, and an economy on the upswing there’s a lot to like here.

Is anyone investing in Oklahoma right now? What are you seeing on the ground?