Guide to Find Properties
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Purpose of the Guide
This guide is a practical manual for property finders working with LandPoint-USA. It provides detailed steps to locate properties aligned with the company’s Buy Box criteria, ensuring a streamlined process to find and submit investment opportunities.
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​​ STEP 1. Our Buy Box Criteria
Ensure all properties meet the following requirements:
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Location: Properties located in any of the 50 U.S. states.
Preferred areas include:-
Ohio (most preferred)
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Jackson, MI
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Indiana
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St. Louis, MO
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Baton Rouge, LA
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Missouri
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Illinois
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Alabama
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Price Range: Cash Value "As Is" $30,000 - $80,000 Read More
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Property Type: Single-family homes or multi-family units.
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Bedrooms: Minimum of 2.
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Bathrooms: Minimum of 1.
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Condition: Livable condition ; minor repairs are acceptable, but no major structural issues.​
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Do not submit:
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Properties needing complete rehabilitation
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Properties with unresolved legal issues, such as:
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Condemned Properties
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Unsafe or Uninhabitable Properties
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Properties with Serious Code Violations
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Properties Under Legal Disputes or with Liens
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Properties in Blighted Areas
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Properties with Unresolved Public Nuisance Claims
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Tenant Status: Preferably vacant or with Section 8 tenants.
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Area Preference: Urban and suburban locations. Rural properties considered only if highly promising.
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Purchase Structure: We pay Cash Only—no financing or loans required. Immediate payment, no third-party funding involved.
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Closing Timeline: Immediate closing preferred. We aim to finalize purchases quickly.
STEP 2. Where to Find Properties
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Virtual Property Searching
This section outlines tools and strategies for online property searches.
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3.1 - Free Online Resources
3.1.1 - Real Estate Platforms
The following websites are the mail reliable sources for identifying properties:
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Other options:
Investorlift.com
As a special gift, we’ve prepared a guide with the 12 Best Websites to find incredible deals. Download your free copy now by clicking here!
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Download your free copy now HERE
How to use it?
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1. Create a Free Account: Sign up for free on each platform.
2. Set Filters: Apply these filters to target the right properties:
Location: Enter city, ZIP code, or state.
Property Type: Single-family or multi-family homes.
Price Range: $30,000 - $80,000.
Bedrooms: Minimum of 2.
Bathrooms: Minimum of 1.
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3. Save Searches: Save your filtered searches to easily revisit them.
4. Set Alerts: Enable email or app notifications to receive updates when new properties matching the criteria are listed.
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3.1.2 - CraigList.com
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Craigslist offers access to off-market and local property listings.
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How to use it?
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- Post a Wanted Ad:
Example:
"Looking to buy a rental property in [City/Area]. If you know of a property that fits this description, please contact me directly."
- Search Listings: Explore properties under the "For Sale by Owner" and "Real Estate" sections.
- Create Alerts: Save searches to receive updates on new posts.
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3.1.3 - Facebook Local Real Estate Groups
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Join and engage with buy/sell or real estate-focused groups in your target area.
How to use it?
- Search for and join local real estate groups.
- Post regularly about your interest in buying properties:
Example:
"Hi everyone! I’m looking to buy another rental property in [City/Area]. If anyone knows of a property that could be a good investment, please reach out!"
Monitor group activity and engage with sellers directly."
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3.1.4 - Facebook Market Place
Discover valuable opportunities by searching within our buy box.
Properties go fast—don't miss out!
Once you find a property, contact the owner immediately to secure it, and mark it as urgent when submitting the form.
3.2 - Paid Online Resources
These professional paid tools provide enhanced filtering, off-market opportunities, and more detailed owner information:
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3.2.1 - Virtual Driving for Dollars
Driving for Dollars is a real estate investment strategy where property finders virtually drive through neighborhoods to identify distressed or undervalued properties. These properties often signal motivated sellers, such as homes with overgrown lawns, boarded-up windows, or signs of neglect. Once identified, the next step is to skip trace the owner, contact them with an offer, and then submit the property.
Paid tools are available to perform this process virtually, such as:
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3.3 - Neighborhood Scouting (Driving for Dollars)
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Drive through your target neighborhoods to identify potential deals.
Look for signs of distressed properties:
- Overgrown lawns.
- Boarded-up windows.
- "For Sale by Owner" signs
Steps:
- Direct Contact: If you identify a potential property, try contacting the owner directly (via mail, phone, or in person).
- Leave Flyers: Distribute flyers in target neighborhoods to let homeowners know you’re buying properties.
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3.4 - Direct Owner Contact
Approach homeowners directly if you identify properties meeting the criteria.
Leave a business card or flyer with your contact information.
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3.5 - Flyers and Door Knocking
Distribute Flyers: Use professional designs targeting neighborhoods with investment potential.
Example Text:
"We’re buying houses in your area! Contact us today for a fair cash offer. No repairs, no fees!"
Knock on doors and build relationships with property owners
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3.7 - Networking
Real Estate Meetups: Attend local networking events to connect with real estate agents and investors.
Service Providers and professionals: Establish strong relationships with:
- contractors,
- title companies,
- property inspectors,
- appraisers,
- property managers,
- wholesalers, brokers,
- real estate attorneys,
- lenders.
These networking can serve as valuable resources for identifying distressed properties, providing insights into market conditions, and offering recommendations on property values​​.​
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Local Property Searching
Identify distressed properties in your area through observation and networking.
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STEP 3. Property Qualification
In this step, reach out to the property owner or agent to ask key questions about the property and complete our form HERE
We also offer a FREE SCRIPT to help you confidently navigate the property qualification and negotiation process with the agent or owner.
Maximize the benefits to ensure smooth communication and successful negotiations.
Get access to the ultimate script HERE
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OPTION 1.
Retail Value (Market Price -10 to 20% Discount):
This is the price a typical buyer pays for a move-in-ready home, usually close to the market price, but it may be subject to a 10-20% discount depending on market conditions, such as competition and challenges in securing bank financing. The buyer typically needs excellent credit and a 20% down payment, with the home financed through a traditional mortgage. The seller is responsible for open houses for showings, agent commissions and closing costs, and the sale can take 2-3 months to close.
OPTION 2.
Cash Value "As Is" (40-50% of Market Place):
The discounted price investors pay for properties in their current, "as-is" condition, typically 40-50% of the market price. Zillow can be used as a reference for the market value, but the actual price is negotiated based on the property's condition. This method allows for a fast, efficient sale without the need for repairs or upgrades. As investors, we use this method because it allows us to offer a fast and efficient sale that benefits both parties with these advantages:
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- Immediate Closing: No lengthy waiting periods; the sale can close quickly. Immediate payment, no third-party funding involved.
- No Agent Commissions: Sellers avoid the cost of agent commissions, and if there were an agent, we pay them.
- Avoid Repairs and Upgrades: The seller doesn't need to worry about expensive repairs or upgrades to bring the property up to market price or modern standards.
- No Closing Costs: The seller avoids additional closing costs typically involved in traditional sales; we pay them.
- Simple Process: With our cash sale, there are fewer complications compared to traditional sales, such as appraisals, bank approvals, open houses for showings, dealing with buyers, or waiting on mortgage financing, leading to a smoother, faster transaction.
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OPTION 3.
Seller Financing Value (Over Full Price + Interest):
When buyers are unable to qualify for traditional credit, they need to use alternative financing options, such as hard money loans or private lenders. These options typically come with higher interest rates and additional fees.In some cases, they may also involve longer legal processes, such as foreclosures, if the buyer fails to make timely payments.
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STEP 4. Price Negotiation
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4.1 - Understand Market Pricing
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USA: The 3 Main Types of Home Values
4.2 - Develop Your Offer with Clarity
After gathering all the necessary property details, follow these steps to determine your Maximum Allowable Offer (MAO) and negotiate the best cash price.
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4.2.1 - Calculate a Comparable Market Analysis (CMA):
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Select two comparable properties that have sold in the last 6 months.
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These properties should be located within 0.5 to 1 mile of the subject property and have similar characteristics, such as:
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Bedrooms
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Bathrooms
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Square footage
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Lot size
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Overall condition
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4.2.2 - Calculate the After Repair Value Market (ARV):
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Use the sale prices of these comparable properties to calculate the Market Value (ARV) of the property you are considering.
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4.2.3 - Calculate Your Maximum Allowable Offer (MAO):
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Based on the ARV, apply the 40-50% rule to calculate your MAO.
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Example: If the ARV is $60,000, your MAO should range between $24,000 and $30,000 (40-50% of the ARV).
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Adjust the offer based on the property’s condition and any necessary repair costs.
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4.3 - Negotiate the Cash Price
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After calculating your MAO, contact the seller or their agent to begin negotiations.
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Make the initial offer based on your MAO.
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Example: If your MAO is $30,000, start with an offer within the 40-50% of ARV range, such as $24,000 to leave room for negotiation.
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Get access to the ultimate script HERE
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4.4 - Leverage the Cash Offer Advantage:
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Stress the simplicity and speed of your all-cash offer to the seller:
- Immediate Closing
- No Agent Commissions Costs
- Avoid Repairs and Upgrades
- No Closing Costs:
- Simple Process
- Fast Closing
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This can make your offer more attractive to sellers who are looking for a quick and hassle-free sale.
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4.5 - Be Prepared to Negotiate Objections
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5. Be Prepared to Negotiate – Objections:
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Stick to your MAO to protect your profit margins. Be flexible on terms, such as:
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Closing timelines (e.g., offer a fast closing date).
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Covering certain closing costs – This is the moment to offer to pay this cost.
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Waiving repair contingencies – Make these adjustments if they help your offer stand out, but always ensure you stay within your MAO.
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Refer to Possible Objections: We have provided a list of possible objections and responses that you can review in our guide. Understanding these common objections and being prepared with solutions will ensure that you remain confident and effective during the negotiation process.
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Read our guide for answers to objections HERE
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4.6 - Confirm the Offer
The process differs depending on whether you're dealing with a realtor or a direct property owner:
For Realtors: Send an email (using the script found in our guide) with your offer to be presented to the owner for approval or rejection.
For Direct Property Owners: If the owner accepts the offer, immediately submit the property details so we can send a contract to finalize the deal. Alternatively, if you have experience, you can create your own assignable contract and submit the property details along with that contract for review.
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4.7 - Remember to Always Ask for More Properties
Whether dealing with a realtor or direct seller, always inquire about other similar properties the seller or agent may have available. You can also ask if they will send you information about new properties as they come up.
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STEP 5. Submit The Property
After gathering as much information as possible about the property, you’ll need to provide us with all the details for evaluation.
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STEP 6. Additional Tips
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Be Consistent: Regularly review online listings and local opportunities.
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Document Details: Maintain clear and accurate records for each property.
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Communicate Professionally: Build trust with sellers and the LandPoint-USA team.
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