All Forum Posts by: Kieron Osullivan

Quote from @Brian Bowen:

Is there a good free method or resource to find owner contact information?  I have identified properties in a particular area I want to target and want to reach out to the property owner to see if they would sell. Thank you in advance. 

 If you want the phone and email then use truepeoplesearch or fast people search. How many reords are you looking for?

Quote from @Nick Perret Efferson:

Quote from @Bruce Lynn:

Pull or buy the foreclosure and preforeclosure/NOD list. Figure out what lenders you can actually reach. I'd start with your smaller local lenders vs the giant banks.

Start going to the foreclosure auctions.  Meet the trustees.  Network with them.  Find out who the property preservation people are.  Network with them for asset manager leads.

At the foreclosure auctions network with the buyers.  Hand out flyers and cards, get names and numbers.

Give it a month or two after the auction and pull the records of who bought.  Start calling them.

 Brilliant, thank you so much!

 MAke sure whatever list you buy that you know

1) when the cases/documents were filed (how new they are)

2)Where you/seller got the list from (if its propstream, propwire, propshark etc you will be competing with thousands of others for a small proportion of old leads compared to county/court records)

3) target preforeclosure and in the foreclosure process to get the deepest discounts compared to auctions

Quote from @Dexter Florendo Kalai Aspacio:

What are some of your favorite strategies for finding off-market deals in competitive markets?

 Get in front of the investors using the big platforms (propstream, propwire etc) and data brokers by getting the off market motivated seller leads before they are listed on those platforms (see below line).

They are 2 weeks behind anyone sourcing the leads from the point of origin county records/court records/dockets/notices.

Do this by:

Getting them yourself(slow, cumbersome, time wasting).

Get a VA to do it maually(slow, relatively expensive, finding, training and management stresses)

Automate the process(cheapest and  fastest, no stresses except finding somoene who can actually automate the entire process of getting the real data from the actual source).

 if you want Q's answered, ask away
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Links to the studies I done to prove PS data is behind by 2wks and only 1/3 what is provided by county records.

Please download to get full functionality in Excel. If you open it in new tab it is a lot harder to navigate.

Any issues with links please contact me

PS Preforeclosure Leads Data Is Only a Third of What Is Available from County Records

https://drive.google.com/file/d/1vmGk8l_YIcUk5awBIu_D_sp5ifT...

PS Preforeclosure Leads Behind County Data Deep Dive Sept 2024

https://drive.google.com/file/d/1RNXH3mBgJLq-uJRHJ6nH9OPVZFg...

What TX, CA, FL preforeclosure leads are available. Amounts and type (based on 10 yr scraped document counts).

https://drive.google.com/file/d/1oeUBp7gLOwWTSR4EU7JwatLu48a...

Quote from @Marc Shin:

What's the best way to find foreclosures in your area?   Is it to look on websites like Foreclosure.com?  or some other website? 

Hi Marc, I am assuming you want to know so you or a client can consider/use them as a deal source?

The basics which most investors(particularly new ones) dont know.

All foreclosures originate from a  legal process initiated via either a court filing, document filing or a notice being published.

The big data brokers (core, ATTOM), the prominent platforms (propstream, propwire, property radar etc) all buy there data from those sources or one another. 

Because the point of origin is a legal filing set up within law/statute/code which must be made publicly available because the public pays for it to be made public, the courts/clerks etc  have obligation to make the information available to the public before anyone else. This assumes you dont have special access to people involved in this process which allows you to know these docs will be filed before they are filed or can get to them before they file(is this legal, IDK).

Point I'm making here is to go to the point of origin of where these leads originate from which is either a court, a clerks office, or a legal notice board. The state and type of foreclosure determines which one.

Where ae you/your client looking to invest so i can point you in the direction of where to look?

If you are not going to the point of origin but an intermediary(data brokers/platforms) then you are receiving these leads after the courts/clerks offices have made them publicly available and, after they have been sold to the intermediary by the county who usually cleans and then updates its platform so  its users can access these leads.

For t least TX, CA, FL on propstream and propwire they update there data 2 weeks later than they are filed with court/clerk.

Its also important to know that platforms update all data at once so not only are you getting the data late you are getting it the exact same time as everyone else. 

Im envisioning a tank full of hungry sharks attacking a piece of chum a second after its been dropped in the water. 

Good luck!

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Links to the studies I done to prove PS data is behind by 2wks and only 1/3 what is provided by county records.

Please download to get full functionality in Excel. If you open it in new tab it is a lot harder to navigate.

Any issues with links please contact me

PS Preforeclosure Leads Data Is Only a Third of What Is Available from County Records

https://drive.google.com/file/d/1vmGk8l_YIcUk5awBIu_D_sp5ifT...

PS Preforeclosure Leads Behind County Data Deep Dive Sept 2024

https://drive.google.com/file/d/1RNXH3mBgJLq-uJRHJ6nH9OPVZFg...

What TX, CA, FL preforeclosure leads are available. Amounts and type (based on 10 yr scraped document counts).

https://drive.google.com/file/d/1oeUBp7gLOwWTSR4EU7JwatLu48a...

Quote from @Nate Williams:

I’ve started looking hard for off market deals. Cold-calling the owners myself when I see a house that fits my buy box and a house that looks like the owners might be willing to sell. I’ve had some call backs and answers and going to see a property this week. 

 My question is what now? If we settle on a price, how do I go about closing on the house? Im pre approved for an investment loan, but I’m not sure where to start with paperwork. 

 Hi, Nate what are you doing to find off market deals?

Quote from @Ian Kiefer:

Quote from @Kieron Osullivan:

Quote from @Ian Kiefer:

As others mentioned already the best strategy to go for now wouldn't be the same in couple months due to the changes the market is facing on daily basis, and the changes you would go through yourself. From my experience working with lot of investors and realtors alike couple ways work with some and not with the others. But for that budget as a suggestion I would highly recommend starting with outsourcing your lead generation to a VAs company that would provide you with solid and transparent feedback at every step of the route so you can make the necessary adjustments when needed.
As for the list it totally depends on your exist strategy and buying box however there are some metrics you can't go wrong with like tired landlords or shutoff lists but make sure to use a reputable source of data since it's the most tricky part here. 
Yes cold calling still works and yield amazing results if used correctly. Saying that outta 5 years experience working with a team of 60+ callers. 

What requires your attention to not get bamboozled is the follow up with however handling your lead generation be it cold calling, PPC or whatever way you go for. 

Woud you say appointment and closing deals is significantly inceased the sooner you gt to the lead and make offers i.e being near the front of the queue to contact the leads? Thanks

I would go as far as saying it's mandatory to call the lead as soon as you get the owner hooked by the VAs either with a direct transfer which can be easily done on auto dialers or within 30-45 mins max. From my experience I found that 2 things kill any deal 1st being time,. delaying the call from the acquisition or the closer. That's why I make sure any lead is pushed to my clients no later than 10 mins from when the VAs get it and always encourage the client themselves to call the leads once it hits their CRM. 

Thanks for insightful response although i didnt clarify what i meant. What i meant to ask was is appointment and closing deals increased when using lists which have been pulled closer to when they first become available from county records/notices/court records?

I ask becuse you position managing teams of VAs cold calling motivated sellers allpws for you to see and comapre the value of the lists you use very quickly. Thanks

Quote from @Sam Shikiar:

Hey BP!

I’ve been using PropStream to build solid lists, but now I’m at a crossroads. After building your list, what’s worked better for you—huge lists (thousands of leads) or smaller, hyper-targeted lists (10-100 properties)?

For those working with larger lists, what’s your outbound process like? Are you using call software, VAs, or another method to manage outreach? Does going broad really work, or have you found that focusing on a smaller list with higher potential leads to better results?

Also, has anyone had more success with inbound marketing—using PPC, PPL, or other methods? If so, what’s been your experience there?

Would love to hear your thoughts!

Thanks!

Goo day Sam, whichever list type is used make sure that the leads are as close as possible to the filing date (new as possible), that you are accessing all available leads and that the leads are sourced directly  from the point of origin (recorders/courts/notices). This should at least drastically increase your connection and respnse rate. 

Unfortunately PS, PWire and to some extent PRadars data does not meet that quality. I have shown in below comparison PS data is 2 wks behind county records and and they are only providing 1/3 of the data which is available at least across 170 of the largest counties in TX, FL, CA(see my profile page for better explanation). 

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Links to the studies I done to prove PS data is behind by 2wks and only 1/3 what is provided by county records.

Please download to get full functionality in Excel. If you open it in new tab it is a lot harder to navigate.

Any issues with links please contact me

PS Preforeclosure Leads Data Is Only a Third of What Is Available from County Records

https://drive.google.com/file/d/1vmGk8l_YIcUk5awBIu_D_sp5ifT...

PS Preforeclosure Leads Behind County Data Deep Dive Sept 2024

https://drive.google.com/file/d/1RNXH3mBgJLq-uJRHJ6nH9OPVZFg...

What TX, CA, FL preforeclosure leads are available. Amounts and type (based on 10 yr scraped document counts).

https://drive.google.com/file/d/1oeUBp7gLOwWTSR4EU7JwatLu48a...

Quote from @Amanda Smith:

Quote from @Kieron Osullivan:

Quote from @Kieron Osullivan:

Quote from @Amanda Smith:

Hey Everett

I totally understand the challenge of finding the right lead generation software, especially when accuracy is key for wholesale deals. We’ve been using highly effective software that not only pulls clean and up-to-date data but also ensures we target motivated sellers with precision.

We have a software engineer who’s also an investor, so we’re mining high-quality, verified data for key filters like absentee owners, tax delinquents, vacant properties, and pre-foreclosures—exactly what you’re looking for. This gives us a major edge in reaching the right prospects.

Once we have the data, our team of trained cold callers reaches out to qualify and acquire leads—ensuring you’re working with real, motivated sellers instead of wasting time on outdated records.

If you need help setting up a system like this, I’d be happy to help you streamline your lead generation and acquisition process. Just let me know what you’re looking for, and we can discuss the best approach for your market!

Looking forward to connecting.

Very interesting. What software is that and what counties does it provide data for?

all counties and how often do you update records. Do you proide daily, weekly or monthly data?

It depends on how many agent is working on the data for how many hours.. and it depends on how many records we buy, sometimes it monthly, some times 2 times at month. Some times weekly. So it depends.

Sorry im confused you said you have an engineer investor who mines data? Is that a differnt source than the weekly data you buy? Thanks

Quote from @Debveda Berry-Moore:

Any suggestions about what types of properties to look at first for wholesaling?  I realize off-markets are best but which have you been more successful with: pre-foreclosures, probate properties, etc.  Would also like to look in markets that I don't live in.  Any advice for that?

"I realize off-markets are best but which have you been more successful
with: pre-foreclosures, probate properties, etc. Would also like to
look in markets that I don't live in. Any advice for that?"

They have different timescales, complexity and stages. If your new and want to close deals quickly, or quicker than other processes then focus on preforeclosure and in states which are non judicial foreclosure like TX, TN, GA, MI, AZ where the process from default occurring to foreclosure sale is short (some less than a month).

Whatever motivation you choose make sure that leads you buy/collect yourself are as new as possible (current week at least), from the source (county records/court cases/motices) and that you have access to as many of them as possible for the states/counties you are interested in buying property in.To meet this neccessary quality in leads do not use the prominant platforms as there leads are 2weeks old and they only provide 1/3 of what is available from the county records(see below for how i know this).

"Any suggestions about what types of properties to look at first for wholesaling?"

SFR is simplest start there.

Quote from @Jardin Gwin:

@Jared Smith 

Hi Jared,

Thanks for the welcome! Right now, I’m focused on being actively involved in real estate investing through wholesaling—specifically, finding deeply discounted distressed properties, getting them under contract, and assigning them to my network of end buyers.

I’ve been building relationships with agents and businesses that send me off-market and pre-foreclosure deals, which I then analyze and send to my buyers list. I want to scale this up and streamline the process further.

If you have any insights or recommendations for improving my strategy, I’d love to hear them!

Looking forward to connecting.

Best,

Jardin

Hi Jardin I would love to help you streamline and scale your lead flow side of the business. Where are your target marketss and where are you sourcing your deals from currently? How do they access the information they pass on to you? Are you happy with it? Best regards