How to Find Off-Market Real Estate Deals

Off-market deals are properties you buy before they're listed on the MLS. There's no bidding war, no listing agent setting the price, and often more room to agree on terms that work for both you and the seller. That's why so many real estate investors put most of their effort here. The catch is that nobody hands you these deals. You have to find the owners, start the conversation, and stay in touch until they're ready.

This page explains how investors find off-market deals, what skills matter most, and where to keep learning.

Why off-market deals matter to investors

When a property hits the MLS, every buyer in the market can see it. Prices get pushed toward retail, and you're competing on speed and cash. Off-market, you're often the only buyer the seller is talking to. That gives you:

• Better pricing. Sellers who want speed, certainty, or less hassle will often trade some price for those things.
• Flexible terms. You can talk about timelines, as-is condition, seller financing, or other structures directly with the owner.
• Less competition. You're not up against dozens of offers.
• Deals that fit your strategy. Whether you hold rentals, flip, or do creative finance, you choose the properties instead of taking whatever is listed.

Who sells off-market

Most off-market sellers have a reason to want a simple sale. Common situations include:

• Tired landlords who are done managing tenants and repairs.
• Absentee owners who live far from the property.
• Inherited properties, where heirs don't want to keep or fix up a house.
• Owners behind on taxes or payments.
• Vacant or run-down properties that would be hard to sell on the open market.
• Life changes, such as divorce, relocation, or downsizing.

These owners aren't always ready to sell today. Many will be in six or twelve months. That's why follow-up matters so much.

Ways to find off-market deals

Cold calling. You call owners on a targeted list and ask if they'd consider an offer. It's direct, fast, and a real conversation. See our guide to cold calling for real estate investors.

Texting. Short text messages to owners. Useful for reaching people who won't pick up the phone. Texting has its own legal rules, so learn them before you start.

Direct mail. Letters and postcards to targeted lists. It's slower and costs more per response, but it reaches owners who never answer unknown numbers.

Driving for dollars. Driving neighborhoods and noting vacant or neglected houses, then finding the owners. It's cheap and builds real market knowledge.

Referrals and networking. Agents, attorneys, property managers, contractors, and other investors all come across owners who want to sell quietly. Tell people what you buy.

Online marketing. A simple website and local search presence so sellers who are looking for a buyer can find you.

Most investors do best picking one or two channels and getting good at them before adding more.

The skills that turn leads into deals

Finding owners is only the start. The investors who close consistently are good at a few things:

1. Building good lists. A focused list of owners with a real reason to sell beats a huge list of everyone.
2. Talking to sellers. Ask about the property and their situation, then listen. Motivation shows up in the details.
3. Running the numbers. Estimate value, repair costs, and your offer before you commit. A deal that doesn't fit your numbers isn't a deal.
4. Following up. Track every conversation and next step in a CRM. "Not now" is often a future yes.
5. Closing cleanly. Work with a title company or attorney, and know the rules in your state.

Common mistakes

• Jumping between channels before any of them has had a fair chance.
• Skipping follow-up after the first "no."
• Guessing at repair costs instead of walking properties with someone experienced.
• Ignoring calling and texting rules. Scrub against Do Not Call lists and follow your state's rules.
• Learning alone. Most problems you'll hit have already been solved by someone else.

Learn alongside other investors

Easy Button Real Estate was built by investors, for investors. The founding team has done 3,000+ real estate transactions, EBRE investors have closed 4,000+ deals, and we've helped 900+ investors build their businesses over 10+ years.

The free Community has 600+ active investors focused on finding off-market deals. Members share what's working in their markets, ask questions about real deals, and learn from people doing the same work. Inside, you get our AI Blueprint (the AI tools we use to find deals at deeper discounts), discounts on skip tracing, data, and more, all of our resources on hiring, systems, marketing, and scaling, a weekly live call, and a community of investors to grow with.

Cole Ruud-Johnson, EBRE's founder, has worked with private equity companies, family offices, and real estate operators around the country, and runs the free Community.. Read more about Cole.

If you already know cold calling works for you and would rather not make every call yourself, see the Lead Engine.

Where to start this week

1. Pick one market and decide what kind of property you want to buy.
2. Choose one lead source and build a focused list.
3. Talk to a few owners, even if you feel unready.
4. Bring your questions to investors who have done it.