Our Finding Process

What happens: You source properties using independent, paid, and referral-based finding strategies.

The Details: There are three primary categories of finding strategies:

1. Independent Finding Strategies - These rely primarily on your time and effort. You may use data to improve efficiency, but you are not paying for leads. Like driving for dollars, vacant properties, and estate sales. These strategies trade time for opportunity.

2. Paid Lead Strategies
These involve paying for exposure, impressions, or leads to accelerate responses. Things like post-cards, bandit signs, and google ads. Paid strategies trade money for speed and volume, while still relying on good targeting to control costs.

3. Referral Lead Strategies
These leverage other people’s time, relationships, and networks. Things like probate and estate attorneys, funeral insurance agents, or moving companies These strategies require relationship-building and often include referral fees or commissions.

What happens: You gather phone numbers, emails, and mailing addresses using multiple methods.

The Details: There are several ways to identify and contact owners, each with different trade-offs.

1. Skip Tracing - Skip tracing typically returns phone numbers, emails, and names with about a 70–80% hit rate. Often, multiple phone numbers and emails are returned per property. The advantage is volume and speed. The downside is accuracy — some data will be outdated or incorrect. This is normal and expected.

2. Tax Record Mailing Addresses - Tax records provide a highly reliable and comprehensive owner mailing address because tax bills must be sent somewhere. Through Investor’s Edge software, you can access this data for virtually every property. This method is slower for direct contact but extremely accurate.

3. Door Knocking & Neighbor Outreach - In some cases, owners can be contacted directly by knocking on the property itself or speaking with neighbors to obtain owner contact information. This approach is time-intensive but can be effective in targeted areas. 

What happens: You reach out through calls, texts, emails, postcards, and in-person outreach.

The Details: This step is a numbers game. You will contact:

• People with incorrect contact information
• People who are upset or confused by your outreach
• People who are polite but not interested
• People who are interested but unrealistic

You do not know which category someone falls into until you reach out. This is normal. Rejection, wrong numbers, and frustration are part of the process — not signs of failure.  Outreach messages are simple and respectful, often including an informal offer range or a question about interest in selling. The goal is to invite a response, not to negotiate or convince. Consistency matters more than perfection.

What happens: You speak directly with property owners to validate key criteria.

The Details: Once you reach an owner, your goal is not to close a deal — it is to qualify whether the opportunity is worth further time. You are validating three primary things:

• Interest – Are they open to selling at all?
• Equity – Is there enough equity to support a discounted purchase?
• Repairs – Does the property need work? If not, it likely cannot be purchased low enough to add value or obtain 100% financing.

If any of these are missing, the deal typically stops here. This step protects your time and energy.

What happens: You meet the seller at the property to walk it, assess condition, and begin negotiations.

The Details: This is where finding transitions into opportunity.

During the visit, you:

• Walk the property and validate the true condition
• Identify visible repair needs and take photos
• Build trust and rapport with the seller
• Begin real negotiation based on facts, not assumptions

You may bring a contract with you and, in some cases, involve a contractor to help assess scope. This visit provides the real-world information needed to accurately estimate rehab costs using tools like the Bluehammer Rehab Estimator.