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If you're still relying entirely on the MLS to uncover excellent real estate deals, you're likely missing out. In 2025, with housing inventory remaining limited in many regions and competition fiercer than ever, brokers who capitalize on off-market opportunities will close more loans and create better investor relationships. The truth is that the best real estate offers are usually snatched up by well-connected buyers before they appear on public listings.
With a significant portion of transaction coming from off-market and pocket listings, savvy brokers have to be creative to find excellent property deals before of the competition. Whether your clients are fix-and-flip investors, rental portfolio builders, or commercial clients, here are eight tried-and-true strategies for finding the best real estate outside the MLS.
Why the MLS Alone Isn’t Enough
The MLS will always have an audience, but in 2025, it's turning into a less viable option for serious investors. Here's why: First, listings are stale when they go live. Many properties that come on the MLS today have already gone through wholesalers and institutional buyers. Second, pricing is less flexible. Sellers who list on the open market tend to have higher expectations, whereas off-market sellers tend to be more motivated. Third, timing is everything. The best deals—distressed properties, probate sales, or landlord burnouts—are typically settled before they ever encounter a listing agent.
Your investor customers don't merely require financing—they require access to deals that are in line with their plan. The more you can provide that access, the more valuable you are as an investment partner.
1. Leverage Your Network
Why It Works
Real estate is a people business. One recent survey discovered that brokers who network aggressively close 25% more off-market transactions than non-networkers.
How to Do It
- Investors & Agents: Join other investors who can bring joint-venture deals, and network with agents in neighboring niches (commercial, luxury).
- Contractors & Tradespeople: Electricians, plumbers, and landscapers understand which owners have quietly walked away or are getting ready to sell.
- Lenders & Title Companies: Title officers and mortgage brokers frequently encounter outstanding financing problems or title issues prior to a property going on the market.
2. Tap Probate and Estate Sales
Why It Works
Probate properties total about 10% of off-market listings and can be sold 5–15% below their value.
How to Do It
- Court Filings: Visit your county probate office or monitor online estate-sale notices.
- Executor Outreach: Send a respectful letter to executors offering a streamlined purchase process.
- Local Newspapers: Check legal notices for upcoming public sales of inherited properties.
3. Target Distressed and Pre-Foreclosure Leads
Why It Works
Almost 4% of homeowners across the country go into pre-foreclosure each year—a hunting ground rich in motivated sellers.
How to Do It
- Direct Mail: Mail postcards or letters to homeowners 60–90 days behind on taxes or mortgage payments.
- Public Records: Pull pre-foreclosure filings from the county clerk's office; confirm owner contact information through white-pages or other publicly available services.
- Follow-Up System: Utilize a CRM to send timely follow-ups, respecting their time and discreetly providing solutions.
4. Mine Eviction Records
Why It Works
Landlords who send eviction notices tend to have high carrying costs and will sell to prevent vacancy losses.
How to Do It
- Court Databases: Search local eviction dockets—many are listed for more than 6–12 months.
- Focused Outreach: Door-knock or mail landlords with investment-grade properties, and offer your quick-close solutions.
- Record Tracking: Track eviction patterns to anticipate peak periods (e.g., summer moves) and plan your marketing efforts accordingly.
5. Advertise on Off-Market Platforms
Why It Works
More than 20% of off-market listings are now posted on Craigslist, Facebook Marketplace, and specialty real-estate boards.
How to Do It
- Craigslist: Set up saved searches for “by owner” and “investor special” keywords in your ZIP codes.
- Social Media: Join local real-estate groups on Facebook and Nextdoor; and share your "we buy homes" message with a local success story.
- Forums & Slack Channels: Participate in investor-focused forums (e.g., BiggerPockets) to catch deals shared by peers.
6. Run Hyper-Targeted Digital Ads
Why It Works
Google Ads and Facebook enable you to target individuals searching for a "moving truck" "estate sale," or "cash home buyer"—indicators that they might sell shortly.
How to Do It
- Keyword Targeting: Bid on long-tail terms like “help me sell house fast” or “tired landlord wants to sell.”
- Geofencing: Serve ads around local auction houses, probate courts, and eviction centers.
- Lead Magnets: Offer a free “Quick Sale Guide” in exchange for contact info; nurture leads via email.
7. Drive for Dollars—Windshield Surveys
Why It Works
Nothing substitutes ground-level observation: a 15-minute drive through your target neighborhoods can reveal more off-market transactions than just relying on data sources.
How to Do It
- Checklist: Note overgrown lawns, boarded windows, and neglected exteriors.
- Door-Knocking: Introduce yourself, ask if the owner has ever considered selling, and leave a business card.
- Map Integration: Log addresses in your CRM; cross-reference with public records before outreach.
8. Participate in Auctions & Tax Sales
Why It Works
Properties sold at auction tend to be 10–30% under market, and fewer bidders equate to less competition.
How to Do It
- Monitor Schedules: Check county sheriff and tax collector sites for upcoming auctions.
- Do Your Homework: Research title status, required repairs, and redemption periods before bidding.
- Partner with Experts: Collaborate with attorney brokers or title companies to handle complex paperwork.
Bringing It All Together
Brokers that flourish in today's market do not sit back and wait for offers to come to them; instead, they actively seek them out. With MLS listings becoming more competitive (and often overpriced), the true opportunities are in off-market properties that don’t reach the general public. By implementing these creative techniques, you are not only filling your pipeline, but also providing your investors with a competitive advantage that they cannot obtain elsewhere.
Key Takeaways for Brokers:
- Diversify Your Channels: Don’t rely on one source. Blend networking, direct outreach, and digital marketing.
- Be Timely and Persistent: Off-market leads go fast. Use a CRM to follow up within 24–48 hours.
- Deliver Value: Position yourself as a problem-solver, not just a buyer—offer quick closings and hassle-free processes.
- Leverage RCN Capital: With fast-closing hard money loans and broker-friendly programs, you can turn off-market leads into funded deals in as few as 7–10 days.
To help your clients maximize the returns on their next investment, partner with a lender that can provide you with the best leverages and rates. RCN Capital lends to real estate professionals, commercial contractors, developers & small business owners across the nation. We provide short-term fix & flip financing, long-term rental financing, and new construction financing for real estate investors and lending partners. If you are looking to offer real estate financing to your clients, RCN Capital has competitive loan options and an award-winning broker referral program available to partners.