Marketing for Motivated Sellers and Finding Off-Market Deals

I am about to reply to a question someone had about finding off market deals and realized I did not have a good spot that has some of the videos we have for marketing to find motivated sellers and off-market deals and my crazy spreadsheet for modeling marketing for motivated sellers and off-market deals. So, here are some of the videos from live classes we taught for our local investor club NCREIG in Fort Collins, Colorado. Plus, a link to download the spreadsheet.

Motivated Sellers Marketing 101

I think this is all the non-direct mail methods of finding motivated sellers.

Advanced Direct Mail Marketing to Motivated Sellers

I think this is all the direct mail methods of finding motivated sellers.

Marketing Processes and Metrics Spreadsheet

This spreadsheet will allow you to enter your assumptions about how much time and money you are investing into each step of finding motivated sellers via marketing and making seller presentations. It will then tell you how much time and money you need to spend and how much you might expect to make based on those assumptions. It allows you to plan how much you need to spend to get a deal to pop out the backside.

I have a video of a class I taught live for NCREIG, which I called Motivated Sellers 101 which walks you through it as well. Here's the video and the link to download the spreadsheet is below the video.

Read More

The Best Deal Analysis Spreadsheet Ever… FREE!

Get access to Brian Williams's deal analysis spreadsheet to analyze your own deals and make sure you're investing profitably.

This is the same spreadsheet we use to teach all of our deal analysis classes on and can be used for buying single family homes, condos, town homes, duplexes, triplexes, four-plexes, residential commercial real estate and apartments, lease-option exit deals as well as partnerships.

IMPORTANT NOTE: You'll be able to download the spreadsheet in Microsoft Excel format (.xlsx).

Input Your Purchase Information

Each orange field is an input... just enter in a few numbers about your deal using the inputs show below...

Cash Flow Analysis Over 35 Years

And the spreadsheet does all the hard work for you... spitting out the cash flow analysis for 35 years.

Expenses Analysis Over 35 Years

It also calculates your expenses on the property over 35 years as well adjusting for increasing expenses on taxes, insurance, HOA, utilities, maintenance, property management, partnership expense if you're paying a partner in the deal and 3 custom fields for expenses unique to your property.

It even will calculate your operating ratio and break-even ratios for you so you don't have to.

Cash on Cash Return on Investment Analysis Over 35 Years

The spreadsheet shows your Cash on Cash Return On Investment both before and after CapEx plus it shows Cash on Cash ROI after depreciation.

Easily see your Debt Service Coverage Ratio (DSCR) for your primary loan or all your loans making it easy to see if this will help you buy your next property or hurt you BEFORE you make your buying decision.

Overall ROI Analysis Over 35 Years

See how your investment will perform if you keep it or if you sell it. It even allows you to calculate lease option deals (see our special classes on how to use the spreadsheet for lease options below).

Rent Versus Price Sensitivity Table

What is more important... price or rent? You can see easily using the rent versus price sensitivity table... it is like running dozens of what-if scenarios of your deal all at once!

Real Estate Partnerships

If you're going to partner on a deal, this spreadsheet has you covered... whether you're bringing in a credit partner for a fee, a credit partner for part of the deal, a deal syndicator, a money partner or two or borrowing money to get the deal done... this spreadsheet gives you the flexibility to structure truly profitable, win-win deals with partners too.

Model Property Capital Expenses (CapEx)

As we discuss in the special class on Capital Expenses (linked below), CapEx can be a major factor in every deal... that's why you can customize your capital expenses and plan accordingly with every deal. It even takes into account inflation with CapEx.

Rent Sensitivity Analysis Table

Quickly see how changing rents affects your Cash Flow and Cash on Cash Return On Investment with the built in rent sensitivity table.

Plus, Access Classes On Using the Spreadsheet

Plus, get classes where we use the spreadsheet to analyze deals and classes to improve various parts of the return when you're analyzing deals as well including:

Read More

Rental Application

During the Tenant Screening class, I mentioned and showed you the Rental Application to modify and use when taking applications for prospective tenants.

A special thank you to Brian Williams who shared his Rental Application with our local investor club. The Rental Application below is 99% from him (and his girlfriend Beth). Thank you Brian and Beth!

Here are images showing the newest version of the 3 page rental application I suggest you download to open with Excel, edit and then print and use yourself.

Download Editable Rental Application

Premium Nomads can login and download the an editable version of the Rental Application to use in their own business.

Download Rental Application as PDF

And these are the spots you’ll want to edit to replace with whatever your application fee amount is, your reservation fee amount is and your contact info is.

More info about this task...
Review the rules and regulations regarding service animals. Use the following links as a starting point.

HUD guidelines regarding Service Animals

Article published by a Colorado based law firm on this

Consult your attorney when making any decisions or policies regarding the accommodation of persons with service animals as the laws may have been modified or changed.

Mark this task complete when done.

PaperworkPrepare to be a LandlordRental ApplicationTenant ScreeningUltimate Nomad ChecklistWeek 48

More info about this task...
Get or create your own "Rental Application" to be used when tenants and/or tenant-buyers apply to rent your properties.

Use the Nomad "Rental Application" as a starting point:

Mark this task complete when you have your own "Rental Application".

PaperworkPrepare to be a LandlordRental ApplicationTenant ScreeningUltimate Nomad ChecklistWeek 48


The following are improvements I plan to make to this page based on some of my Standard Process Improvement Questions.