How to find cash buyers and build a cash buyers list

Sort your list by owner name. The names and LLCs that show up again and again are your real investors. Someone who bought 4 houses in a year is worth more to you than 50 people who bought one.

Next, get a phone number or email. Skip tracing tools (DealMachine has one built in) match owners to contact info. Before you call or text anyone, read the do-not-call and texting rules, because they apply to you too.

Keep it short and honest. Tell them you're a local wholesaler, you find off-market houses in their area, and you'd like to know what they buy so you only send them deals that fit.

Call first, then follow up by text, email or a postcard. I keep a cash buyer script on the scripts page, and lesson 5 walks through that call.

Networking still beats everything online. Look for a local REIA (real estate investors association) or a real estate meetup. You'll meet investors, other wholesalers, contractors and title people in one room.

Most meetings give you a chance to stand up and introduce yourself. Do it, even if you're nervous. Something like: "Hi, I'm new to wholesaling. I'm here to learn and meet investors who buy around here. I'm at that table, come say hi." Bring business cards and collect everyone's number.

A few more places investors hide in plain sight. Property managers often own rentals themselves or know owners who buy. "We buy houses" signs and ads are usually investors or wholesalers, so call and ask which. Landlords with rentals listed online often want more doors. And other wholesalers already have buyers, so a joint venture on your first deal can be a smart move.

Online groups and investor sites can help, but don't live there. Make the connection, then get on the phone.

A name on a list isn't a buyer until you know what they buy and that they can close. Ask the same questions every time and write the answers down.

Watch for people who say they're investors but are really wholesalers. Wholesalers are fine to know and JV with, just tag them as wholesalers so you know who can really close.

Use a spreadsheet or your CRM, whatever you'll actually keep up. One row per buyer, one column per question from step 7, plus the date you last talked and the deals they've bought from you.

Update it after every call and every deal. When you get a house under contract, send it only to the buyers whose buy box fits. That's how you stay the wholesaler they answer the phone for. Lesson 15 covers marketing your deal.