As a lawyer with a deep interest in real estate, I have SEVERAL friends and connections that I’ve made over the years who are realtors. A great and experienced realtor can bring tons of value to a transaction and make the whole process smoother. That being said, you (or the other party) will have to pay them a commission for the transaction – typically, this averages about 2% on each side of the transaction.

Now, if you’re looking to save some money and find a property that is not listed on the MLS (multiple listing service), you may want to find an off-market property without the aid of a realtor. Quickly, there are some benefits to this: (1) you avoid the market craziness of competing bids on the property, (2) you won’t have to pay a realtor to close on the deal, and (3) you can offer what you believe to be a fair price on the property without the market or the listing dictating the price.

However, nothing is perfect. There are also some negatives that I’ve observed: (1) reaching out cold to current homeowners often leads to no responses (think of yourself as a telemarketer of sorts), (2) the owner may take this as an opportunity to quote the house at an absurd price thinking you are desperate by looking outside of the MLS, and (3) you can waste a lot of time just chasing leads with no hope or prospect that the owner wants to sell.

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Since my goal through this blog and my Channel is to help each of us “make your house, your home”, I think the logical first starting point is to actually find your house.

One off-market strategy I’ve implored lately is driving for dollars. This method involves driving through neighborhoods to spot distressed or vacant properties that could be prime off-market deals. Then by reaching out directly to homeowners, you can possibly secure great investment opportunities before they ever hit the open market.

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Step 1: Find Off-Market Properties

To start, drive through areas where you want to invest and look for signs of a motivated seller. These might include:

• Overgrown lawns or neglected landscaping

• Boarded-up windows or visible damage

• Piled-up mail or notices on the door

• No cars or signs of activity around the property

Make a list of the addresses and try to gather the homeowner’s contact information through county records or online property lookup tools (e.g., PropertyOnion).

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Step 2: Reach Out with a Cold Mail Letter

Once you’ve identified potential properties, send a direct mail letter to the owners expressing your interest. A handwritten envelope and a personal approach can increase the chances of a response. Use greeting card envelopes as opposed to business envelopes, as they have a higher chance of being opened and read.

Link to the Cards I bought on Amazon

As a free download, I’ve attached a template of a letter that I typically send out. Feel free to grab it below.

Download My Free Template Here

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Step 3: Follow Up

Many homeowners won’t respond immediately, so consider sending a second letter or postcard after a few weeks. You can also try calling if you’re able to find a phone number.

Final Thoughts

Driving for dollars is a low-cost, high-reward strategy for finding real estate deals others might overlook. With persistence and the right approach, you can connect with motivated sellers and secure properties at great prices—without a realtor or MLS.

Would you like more templates or tips on finding your home? Let me know in the comments below!