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How to Find Off-Market Properties (Top 10 Strategies + 1!) - YouTube
Channel: Epic Real Estate Investing
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Hey, remember when you could buy real estate
on the cheap but you didn't?
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Well, you still can.
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It's not too late.
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Just no one probably ever showed you how.
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But that's all about to change.
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Because I'm going to give you 10 little known
real estate investor marketing secrets to
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finding off-market properties.
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And before we go there, click the subscribe
button, ring the bell, because I share cool
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stuff like this each and every week.
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All righty, let's do it.
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This is Terrio Media.
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Hello, I'm Matt Terrio, CEO of Epic Real Estate
and I'm going to show you how to find off-market
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properties.
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Just like I do and my clients do each and
every day, and regardless of market conditions
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even.
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And then just stick around until the end,
and what I'm going to do is I'll show you
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how we present our offers to the owners of
these properties, so that they happily sign
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our deeply discounted purchase agreements.
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And we make money without needing any money.
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It's almost like magic.
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But first things first, we've got to find
these off-market properties before we can
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make our discounted offer.
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Right?
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It makes sense.
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And the operative word here is off-market.
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Well, I guess that's two words, but you understand
what I'm saying?
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Meaning, that these properties will not be
on Zillow, they won't be in the classified
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ads, they won't be on the multiple listing
service.
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You won't even find them at auctions, as all
of those really kind of are classified as
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on-market properties.
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So I'm not going to show you how to find those
today.
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What I'm going to show you how to find are
off-market properties, where the deeper discounts
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are.
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And to find them, what you're really looking
for is a motivated seller.
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A seller with some sort of problem that either
prevents them or deters them from selling
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their property on-market.
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These sellers, they typically find themselves
in situations where a traditional sale just
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won't cut it.
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All righty?
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So here goes, and I'm going to do my best
here to put them in reverse order of how well
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they work for us.
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So the last one is going to be our best one.
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All right?
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So number 10, garage and estate sales.
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By regularly combing the classified ads, both
online and off, calling the garage sales and
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estate sales and just keeping it really simple.
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Saying something like, "Hey, I noticed that
you were having a garage sale this weekend.
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Are you considering selling the house too?"
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Now this strategy, it's good for a deal or
two every year.
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And we'd probably get a lot more out of these
if we called them more, if we worked the strategy
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more.
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But we find enough off-market properties with
these other methods that I'm about to share.
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All right, so number nine, magnetic car signs
and apparel, your clothing.
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Now, I've got a sign on each side of my car
door that reads, I Buy Houses and it's got
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my phone number there.
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And when I go to work, I also wear a tee-shirt
that reads the same thing.
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I don't have it on today.
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But it took me a really long time to implement
these into our marketing, because I was really
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just, I was too cool for it.
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But they make the phone ring and they generate
conversations, good conversations, and we
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get between two to three deals per year doing
this.
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So I'm over the, the looking cool thing now.
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Nothing an easy paycheck to get you out of
your own way.
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All right, so that's number nine.
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Number eight, classified ads.
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So what I do is I regularly post ads in the
classifieds, both online and off, in the properties
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wanted section the properties for sale section.
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And I post short little job ads for bird dogs.
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And working in the classifieds consistently,
that results into, I'd say a half dozen deals
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per year for us, at least.
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That's number eight.
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Number seven, for rents.
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Properties for rent.
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And what I'm doing here is I'm looking for
frustrated landlords, and typically a vacant
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rental will lead to a frustrated landlord.
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So I've got a virtual assistant that combs
property management websites.
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They look at the rental inventory, then they
conduct a title search on all of those available
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rentals that they find on the websites.
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And then what she'll do is she'll send a letter
and a three optional letter of intent to the
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owner of those rental properties.
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We get a lot of seller finance deals doing
it this way.
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And believe it or not, those letters of intent
will come back to us in the mail, actually
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signed with the seller signature, before we
ever talk to the seller.
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You know, I showed my client Daniel had to
do this.
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And he fired off this pic right here to me
recently of a signed contract that he just
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got back in the mail.
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He didn't believe it would happen, but boom,
there it is.
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That's number seven.
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Number six, the courthouse.
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The courthouse is one of our primary sources
for finding motivated sellers.
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As most of the major problems that a property
owner can experience, of which causes them
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to be motivated enough to sell at a discount.
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Those types of problems are typically matters
of public record.
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You know, problems like evictions and code
violations and bankruptcy and divorce and
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tax delinquency and probate and weed debatement
and sewer liens.
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Problems like those.
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And it's from the courthouse where we pull
most of our data from, as it's available at
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the courthouse first.
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So it gives us a couple week headstart over
the other investors in our markets.
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That's number six.
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Number five, bandit signs.
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Yeah, those ugly yellow handwritten signs
that you see at intersections.
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You see them everywhere.
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You see him at Home Depot, you see them in
the parking lots of Walmart.
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They work.
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That's why you see them everywhere.
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Now, it doesn't generate a bunch of calls,
not a high volume, but think about it.
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Who in their right mind would call one of
those signs?
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Nobody except someone that really needs to
sell.
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So those are high quality phone calls and
when we're consistent with putting them up,
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they generate consistent deals.
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That's number five.
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Number four, driving for dollars.
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Now, this is a time honored marketing strategy,
a favorite of real estate investors, and it's
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very much what it sounds like.
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While you're driving through neighborhoods,
you're driving, you're looking for dollars.
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And those dollars, they don't look like dollars.
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This is what they look like.
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They look like boarded up houses.
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They looked like houses covered with blue
tarps.
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They look like overgrown lawns.
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They look like newspapers piled up in the
driveways.
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They look like houses that are deteriorating.
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They look like empty houses.
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And then you see for sale by owner signs or
for rent by owner signs.
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Anything that would suggest that there's a
potential problem happening there.
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You know, I've got my trustee Driving For
Dollar app on my phone.
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Where it's really easy enough to just go stop
by a property, take the picture, click a button,
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and a postcard with a picture of the house
is sent directly to the owner asking them
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if they'd like to sell their house.
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Really, really effective.
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Number three, internet marketing.
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Now it took us a while to figure this one
out.
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But once we got it dialed in, we figured out
some really inexpensive ways to locate motivated
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sellers online.
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And this has matured into our number three
way to finding off-market deals.
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I mean, it's a deep rabbit hole that I could
go down in explaining how we do this.
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And in fact, I've done that recently.
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You can get the details of how we do it and
this video right here.
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And how we do it for as little as a dollar
a day.
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I mean this right here, this is quickly catching
up to be one of our main sources for our off-market
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deals.
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So that was number three.
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Number two, networking.
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At the end of the day, real estate, it's a
people business.
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Every piece of real estate you buy or sell
will be from or to another person.
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Relationships, they are king.
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And if you have good relationships you won't
need much of these other strategies that I've
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mentioned.
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You know, relationships with with realtors
or other investors, wholesalers, attorneys,
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accountants.
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Just about anybody that is directly or indirectly
related to or comes in contact with property
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owners with problems can be a very fruitful
relationship for you.
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So get out there and meet people and network.
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And for the best results, focus on giving
before you expect to get.
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And relationships.
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They take time to build.
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So be patient, because once they're in place
you can almost completely say goodbye to your
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marketing expenses all together.
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There's a really great book about this called
Givers Gain.
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And this invaluable advice that I'm giving
you right now wouldn't be complete if I didn't
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also mention How To Win Friends and Influence
People by Dale Carnegie.
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All righty?
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So you ready for number one, direct mail.
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Believe it or not, in this day of high tech
everything, still good old fashioned direct
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mail is still the number one marketing strategy
to finding off-market deals.
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As long as you pay attention to direct mail's
five epic commandments.
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One, get delivered.
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Two, get noticed.
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Three, get opened.
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Four, get read.
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And five, get action.
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If you obey those five commandments, direct
mail will always work for you.
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As long as people receive mail in their inbox
or their mailbox, or run out to the curb,
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it's always going to work.
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And if you'd like to go deeper with those
five commandments and hear an explanation
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of them and how to implement them, you can
check this video out right here.
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Just click this in this little link up here,
and you'll find that video there.
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All right, so I've got a bonus for you.
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It's a big one.
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It's where close to 100% of our deals come
from.
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Almost a hundred percent.
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I know that sounds impossible because I just
mentioned all these others, but it's true.
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And that's the followup.
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You've heard the expression, "the fortune
is in the followup", right?
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Well, just because you've heard it and you've
probably heard it a lot, doesn't make it any
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less true.
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You see the stats show that it's going to
take somewhere between five to eight touches
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with a motivated seller before you actually
strike a deal.
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So invest in your followup systems, as much
as you invest in any of these other strategies
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that I've shared with you.
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If you don't, you're going to be leaving boatloads
of money on the table, guaranteed.
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So follow up, follow up, follow up.
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That's where the off-market property deals
really are.
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And if you'd like to get some more help with
your real estate investing, you can watch
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this right here.
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Or just a check for the link that I placed
below for your convenience in the comments.
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And as promised, now that you know how to
find off- market deals, you probably want
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to know what to do next.
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Like how do you present your deeply discounted
offer to the seller without offending them?
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And then actually getting them to happily
sign your purchase agreement?
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If you'd like to see how we do that.
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I made that video for you just last week,
and you can watch it right here.
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All righty?
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So don't forget to like this video,
subscribe to the channel and feel free to
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share it with someone that you think might
also find it as useful as you did.
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All righty?
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See you next time.
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Take care.
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