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Subject-to real estate investing allows investors to acquire properties without having to qualify for a traditional mortgage. By taking over the existing financing while keeping the loan in the seller’s name, investors can leverage creative financing to grow their portfolios with minimal capital. But the challenge many investors face is how to find subject-to real estate deals effectively.
In this guide, we’ll break down five proven strategies, step by step, to help you find motivated sellers and close more subject-to deals.
1. Target Motivated Sellers
The key to finding subject-to deals is identifying sellers who are highly motivated to sell their properties quickly. These sellers are often in situations where traditional selling methods are not ideal.
Step 1: Identify Motivated Seller Types
Look for homeowners facing:
Foreclosure – Sellers who are behind on mortgage payments and need a fast solution.
Divorce – Divorcing couples may want to sell their property quickly to divide assets.
Job Relocation – Owners moving to a new city may not have time for a traditional sale.
Inherited Properties – Heirs who inherit properties may not want to deal with management or expenses.
Financial Hardship – Sellers struggling with debt, job loss, or medical bills.
Step 2: Use Public Records & Databases
To find these sellers, utilize:
Pre-foreclosure lists (accessible through county records or foreclosure listing services like PropStream or Zillow).
Divorce filings (available in court records).
Probate records (for inherited properties).
Eviction filings (landlords dealing with bad tenants may want to sell quickly).
Step 3: Reach Out to Sellers
Once you have a list of potential sellers, contact them using:
Direct mail – Send handwritten letters or postcards offering a solution.
Cold calling – Use scripts to explain how you can help them avoid foreclosure.
Door knocking – If comfortable, approach homeowners in pre-foreclosure in person.
2. Leverage Online Marketing and Lead Generation
Many motivated sellers search online for solutions when they’re struggling to sell their homes. Having an online presence can help attract these sellers to you instead of constantly hunting for them.
Step 1: Create a Seller-Focused Website
Set up a simple website explaining how subject-to financing can help sellers avoid foreclosure or financial distress. Optimize it with keywords like:
"Sell my house with mortgage still in place"
"How to sell my house fast without a realtor"
"Avoid foreclosure options"
Step 2: Run Paid Ads
Use Facebook and Google Ads to target homeowners in distress. Example ad targeting options:
Homeowners who have owned their homes for at least five years
People searching "how to stop foreclosure"
Geographic targeting in areas with high foreclosure rates
Step 3: Utilize Social Media & SEO
Create blog posts and YouTube videos explaining subject-to deals.
Post success stories and tips on Facebook, Instagram, and LinkedIn.
Join local real estate investing Facebook groups to network.
3. Build Relationships with Real Estate Professionals
Networking with the right professionals can provide consistent leads on subject-to deals.
Step 1: Connect with Local Realtors
Many agents come across sellers who can’t afford to list traditionally. Build relationships by:
Attending real estate networking events.
Offering finder’s fees for leads on distressed properties.
Explaining how subject-to deals work and how they can still earn commissions.
Step 2: Work with Bankruptcy & Divorce Attorneys
Lawyers handling bankruptcies, divorces, and estate planning deal with clients needing fast sales. Build partnerships by:
Offering a win-win solution for their clients.
Creating educational materials for attorneys to provide to clients.
Step 3: Partner with Wholesalers & Bird Dogs
Wholesalers often pass on deals with little equity—which is perfect for subject-to transactions. Establish relationships with wholesalers and offer to take these deals off their hands.
4. Use Driving for Dollars & Bandit Signs
Sometimes, the best leads come from physically scouting neighborhoods where homeowners may be struggling.
Step 1: Drive for Dollars
Look for vacant or distressed properties with overgrown yards, boarded-up windows, or deferred maintenance.
Write down the address and use county property records to find the owner.
Contact them with an offer to buy their home subject to the existing loan.
Step 2: Use Bandit Signs
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Place signs in high-traffic areas with messages like:
"Behind on Mortgage? We Can Help! Call [Your Number]"
"Sell Your House Fast – No Banks Needed!"
Stick to intersections, grocery stores, and busy streets.
5. Target Expired Listings & FSBOs (For Sale By Owner)
Sellers who couldn’t sell their homes through traditional methods may be open to a subject-to deal.
Step 1: Pull Expired Listings
Use MLS or online platforms to find homes that sat on the market for months without selling.
Contact owners and offer a creative financing solution.
Step 2: Target FSBOs
Many FSBO sellers struggle to find buyers.
Search Zillow, Craigslist, and FSBO listing sites.
Offer to take over payments instead of traditional financing.
Final Thoughts: Finding Subject-To Deals Takes Consistency
Finding subject-to deals requires persistence and multiple lead sources. By implementing these five strategies—targeting motivated sellers, leveraging online marketing, networking, driving for dollars, and contacting FSBOs/expired listings—you can build a steady pipeline of opportunities.
Quick Recap:
✅ Motivated Sellers – Use public records and direct outreach. ✅ Online Marketing – SEO, ads, and social media to generate inbound leads. ✅ Networking – Realtors, attorneys, and wholesalers can send you deals. ✅ Driving for Dollars – Physically scout distressed properties. ✅ FSBOs & Expired Listings – Target sellers struggling to sell traditionally.
If you stay consistent with these strategies, subject-to deals will start finding YOU. Which method are you excited to try first? 🚀
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