How Do I Find Motivated Sellers?


Read Transcript

Everyone is looking for motivated sellers. How do you find them and how do you get them to sell their properties to you with zero down payment and no credit.

Watch this video for the answer.


How To Put Deals Together Without Making A Call

I am going to teach you how to use a 100% automated system to buy and sell property.

I taught this brand new information for the first time at my last Two Day Buying Event. Although it’s been working amazingly well in it’s current version, this new upgrade and major overhaul changes everything and automates the entire process of working with Buyers and Sellers.

When you use this new system, you will:

> NEVER have to make a phone call
> NEVER have to talk to a Seller
> NEVER have to talk to a Buyer
> NEVER do any of the work yourself – outsource it all for pennies
> NEVER spend a dime on down payments
> NEVER need or use your credit

Once it’s set up, the daily work is done for you.

It is the closest thing I’ve ever created to a money machine. I know that sounds like hype, but I’m not feeding you a line here – this is the real deal.

Here is how it works:

1. You hire a freelance virtual assistant (VA) on elance or odesk. They are going to cost about $50 a week. You will use the ad I give you to post so all you have to do is copy and paste it in. It’s free to post on these services, by the way.

2. You give the VA the instructions on how to do the job. You don’t need to write these, I already have them written out for you. They come with a short series of 5 minute or less, online videos where I walk them through the simple process. They actually see my screen as I walk them through it and hear me tell them where they need to click and what they need to do. You can do this work yourself, by the way, if you can’t afford the VA – it’s not difficult. I made this training so easy that someone who only has a rudimentary grasp of English can do this work.

3. When they use the software I give them, they scrape powerful, motivated seller leads from several websites. The software does the heavy lifting and gives them anywhere from 100 to 800 new leads per WEEK to email – it’s a never ending new source of sellers and they are free to gather and free to email. And these are B2B leads for you Internet marketers out there, so emailing them is NOT spam.

4. After they send out the email, the Seller responses come in. The VA plugs them into our autoresponder and they all start getting a sequence of emails that drive them to our Seller website. A small percentage of them will read the site and fill out the online form. They will also fill out the online Lease Option Memo and give you control of their property. They do this WITHOUT talking to you! I’m not joking. Some of them will get your email, but do nothing – our autoresponder will continue to send them emails FOREVER until they sign up or unsubscribe or die. It’s amazing how many deals come in with this system months after we first contact them.

5. Once you have the deal and control the property, you need to hire a Realtor to sell the property for you. You don’t pay them, they get paid ONLY if they sell your properties and they are very reasonable. I give you the ad that we use to hire a real estate agent using craigslist. It’s an amazing ad and breaks down for them the job and what they will get paid for doing it. We get lots of responses who are ready to go, every time we run this ad in every city we’ve tried it.

6. The real estate agent is going to put YOUR sign in the yard (cost $3 dollars), take some digital pictures (their camera) and put their lockbox on the door. They are also going to contact the Seller by phone and pick up the key and introduce themselves.

7. You VA is going to post your property for sale using the online sites we tell them to use. Again, I have written this process all out for them and created videos to explain it, so there is no guesswork.

8. The Realtor is going to show the property (with their gas), work with the Buyers, get the contracts signed and collect the checks (which they deposit into YOUR account). You are going to control ALL of the leads that come in for these properties. There is an entire system with two different business web sites that I’ve created just for BUYERS and we will set it up for you. They will allow your VA to keep the Buyer leads coming in. You always want to keep control of your Buyer and Seller leads by the way – this system makes that possible without you having to mess with them yourself.

That’s it – once it’s set up and working, it will start making you money. It has worked in every market we’ve ever tested it. And if for some reason it doesn’t work for you in one area (not likely), you can always try it in another area or even MULTIPLE areas. Yes – it’s scalable! You can do this NATIONWIDE – even worldwide if you like.

Are you blown away yet?

Have you ever heard of a business system that did so much of the work for you from DAY ONE?

If this isn’t getting your juices flowing, you have no business being a real estate investor.

There is NOTHING like this system ANYWHERE in the world. Companies spend millions of dollars to create systems like this. I had to try hundreds of different techniques before I found the right combination of automated activities, software and processes to make this work.

And you can do it from ANYWHERE.

You can sit on the beach and manage this entire system with nothing but your laptop and an internet connection. You can do it in 8 to 10 hours a week… often less.

And here is the part that is going to make it irresistible.

If it doesn’t work, you don’t have to pay me a dime. I mean it. I guarantee 100% that it will work if you do it the way I teach it.

I am ONLY going to give this system to the people who come to my Two Day Buying Event here in Indianapolis, Indiana. You MUST be there to get this system.

I’m going to invite all my past Six Month Personal Mentor Program students to this event for FREE. If you are a past or current mentor student and you want to come, you MUST reserve a spot (they are limited) – send me an email and I’ll get you the hotel details.

If you are not yet a member of my Six Month Mentor Program, you can sign up. I’ll put some links below that explain the program and the other things that are included. It’s NOT a cheap program, but there are some discounts if you qualify and a payment plan available (see the link below).

But it cost PENNIES compared to buying a business. And if you compare it to getting a college education, it’s WAY faster and WAY cheaper.

Perhaps the biggest benefit to this program is that you have ME there to help. I don’t pawn you off to some inexperienced underling – you get to speak with me personally on my conference calls, you get to meet with me personally at the events and you get access to me by email and fax.

When the student is ready, the teacher will come.

You need to ask yourself if you are ready to make a change in your life. Are you ready to take control of your future and stop saying with a wistful voice “Someday I’ll make a change.”

I’m going to put some links below that will explain the Mentor program, what it costs and what is included. I will also give you a video interview with me where I talk about the techniques I teach in this program. AND I will give you a video of what we do at the Buying Event (these are methods and systems in ADDITION to what I’m talking about above).

If you are already a mentor student or have been one in the past and you want to come, just send me an email. I’ll put you on the list. Again – there is no charge for you to attend.

If you want to sign up – don’t wait till the event to do so – you can get started RIGHT now – today. The more you learn before you come, the more you will get from the event. I’ll teach you how to make real offers on property without using money or credit on the FIRST day in the program. It’s phenomenal.

You can also bring your spouse or business partner for no extra charge.

If you are interested in signing up, call me. I want to talk to you personally and ask you a few questions to make sure you are right for the program. If you have questions that aren’t answered on the links below, feel free to call me – but please only do this if you are serious and have the resources to come. I do not allow anyone to do this program on “spec.” It would be unfair to my other students and not a good business model for me.

I wish you all the best of all good things. I hope to meet you soon.

Best Wishes,


For More FREE Information
About What I Teach

Part One: A written letter from Joe that tells all about the Partner Program, the Six Month Mentor Program and the Two Day Buying Events. This is everything you need to know about this program, what it includes, how you can work personally with Joe, how it can get you started very quickly as a real estate investor and why Joe guarantees it 100%.

Part Two: My Business Blueprint. I recorded these 7 videos for the folks on my newsletter list. It will teach you how my business is structured and exactly how I’ve been able to build a multi-million dollar business in real estate investing and work less than 10 hours a week. It doesn’t talk about the partner program very much, but it will give you an idea of what you would learn if you partnered with me.

Part Three: This is a recorded audio seminar titled, “4 NEW Methods For Investing In Real Estate That You Have Never Heard Before.” It runs 1 hour and 18 minutes and is filled with usable, practical techniques for investing in real estate with zero down payment and no credit.

Part Four: Video Interviews with Joe’s Partner/Students. There are several hours of hard hitting interviews with Joe’s students if you follow this link. These students tell you exactly what works for them and what you can expect if you get involved.

Part Five: Joe’s Bio. Here is who I am, where I came from and how I got here.

If You Don’t Think You Can Afford My Program
But Would Really Like To Get Involved,
Listen To This Audio

If you would like to sign up for the Six Month Mentor Program…

just give me a call and I’ll get you going. Make sure you read the web page about the program before you call so you understand how it works. If you still have questions after you read the web page, feel free to give me a call. My direct line is 317-598-1220. Please don’t call unless you are serious about this opportunity and are in a position to afford it.


Read Transcript for “How Do I Find Motivated Sellers?”

Here is my secret weapon for finding sellers who will either sell dramatically below market value or sell with zero down payment and no qualifying.

“I have a problem; first, in finding people who are in distressed positions and who are about to lose their homes. I can subscribe to a list of people in legal situations for a large fee. When I try to contact them, they don’t reply or have moved and once in a while if I knock on enough doors, I might find them.” – Max Sklower

Joe: First of all, don’t pay money for these lists. You can get them for free. Basically, this is a pre-foreclosure list with people who are typically 4 months or more behind on their credit. You can get them cheaper. You don’t have to pay a large fee if you do want them. But I find them to be a pain in the butt to work because like you say, they’re hard to get ahold of. And if you knock on their doors, you might be able to get them to answer the door but most people are in hiding mode – they don’t want to talk to you. So the likelihood that these are going to be good leads is pretty small. I wouldn’t screw with them.

Joe: You want to get people who are going to respond to your marketing or people who are trying to market themselves and sell it, which are for sale by owners. Those are the people that we’re going after because they’re putting an ad out saying, ‘I’m interested. I want to do this.’ Or, they’re responding to one of your marketing pieces that say, ‘I want to do this. Here’s what I’m willing to do. Here’s what I can do’. And then we can make an offer to those folks.

Joe: That’s much, much easier to deal with than folks who are hiding in their home, not answering the door or not responding to any email because everybody is coming down on them right now. They’re in frightened mode and they don’t want to talk to anybody. They don’t want to deal with the problem or they don’t feel there’s any way they can deal with the problem.

Joe: I’ve had students that have been very successful with knocking on doors and if you can get to those people and talk to them and show them that there are solutions, then great – do that. But, I think it takes a lot more work. Go for the low hanging fruit first before you go for this.

“I can offer to buy them on a Subject To and give them $500 or $1,000 money with 60 days to find a buyer. The problem is that the buyers I found…”

Joe: That’s not going to work for those people because they’re late on their payments. Typically, 4 months is when they file a notice of default (although all of the banks are a little bit slow at it these days). So, it’s not going to work with those, but it might work with some of the others.

“The problem is with the buyers I found. Very few even have a decent down payment. Yes, I found some leads that are valid but most of them have poor credit.”

Joe: First of all, those are the people we sell to. We sell to people with poor credit because they can’t go out and get a mortgage. That’s why they’re interested in buying on a rent to buy, whether they’re buying lease option or Subject To from us – those are the people that make sense. And you’d be surprised how many people have down payments.

Joe: Now, there are going to be a lot of people who don’t. Let’s say you’re in an apartment area where it costs $1,200 to rent an apartment. They’re going to need to come up with the first month’s rent and need to come up with a deposit just to move into that property. So if they want to move at all and they’re not indigent or on the street, they’re going to have to come up with $2,400 in order to move into a rental property. If they have bad credit on top of that, it makes it even more difficult for them to even get into a rental property. But we can get them into lease option properties.

Joe: As long as they have income, we don’t care about their credit. We want to know that they have income, that they have a job or that they have money coming in from another source that’s reliable, and if they do, that makes them more qualified for this.

Joe: So, let’s say you had somebody that came along and they wanted to buy a property that you’d tied up and all they have is the first month’s rent and enough for a deposit; $1,200. Use that $1,200 for a lease option fee and give the $1,200 (the first month’s payment) to the seller and you’ve made $1,200 for doing virtually nothing. I mean, you’re tying up the property and selling it. It’s going to take you 2 to 4 hours to do all of that, which means you’re making what? – $300 or $400 an hour; not too bad. But the likelihood is that you’re going to find people that have up to $5,000 on a property like that, and if you’re in a higher price ranged area, you’re going to find people with up to $20,000 for the lease option fee.

Joe: So, don’t get too worried about this. There are lots of people out there that have credit issues that would be good solid tenants because they have good income and good jobs but they have credit problems and they want to buy a property. They want to have something nice for their homes. They’re good people and we can get those people into a home.

Joe: We can solve the problem for the seller who’s got a vacancy, who’s got monthly payments going out every month, or who are just losing their rent every month, or they can’t sell their property, or don’t have any equity, etc. We can get those people relief. We can get the buyers relief and we can make a chunk of money ourselves by doing it.

Joe: We’re out there solving problems and making a lot of people happy. And yes, you are right – there are going to be people out there that don’t have any money. But one of the marketing techniques that I teach shows you how to make it so that you don’t have to talk to those people and so that they’re clearly educated before they ever get to you. They go into a certain follow-up autoresponder if they don’t have the money so that when they do get the money, then they’ll be on your list and they’ll be able to buy a property at that time. They’ll know why they’re on that list and they’ll see it as a value and appreciate it, rather than you just telling them that they don’t qualify.

Joe: When I was in that situation, when my credit got trashed after my business collapsed, I know how humiliating that can be. I remember going to try to get a car, and the guy treated me like dirt and wouldn’t do it, and to this day, I will not buy a car from that dealership. So, treat your people right, put them on an autorepsonder, put them on a list, show them the path to home ownership, and they will come back to you and work with you. And, they’ll give you a big hug when it’s over.

Joe: Jim Dralle coined the phrase “The Crying Quotient” – how many people cry and hug you when they close, both buyers and sellers, because you solved their problem. It makes life a lot easier.

“With the only house I wound up buying myself, I had to do a rent to own after having it on the market for about 3 months. I sold it on a real estate contract and its coming to me next month and may close. There’s profit there but a lot of leg work and showing in person trying to sell it. That was 2 years ago.”

Joe: I’d like to know what ‘a lot of leg work’ is and what ‘a lot of profit’ is as well. If it’s a balloon payment, to think they’re actually going to go out and actually pay off that land contract – you might be kidding yourself on that, Max. They may not qualify. If they didn’t qualify then, they probably won’t qualify now. So don’t get your hopes up that they’re going to be able to do that. Instead, work out a way for them to stay, maybe bump them up in price, charge them a little bit, a lump sum like $500$ or $1,000 just to stay in there or to extend their land contract. Try to work with them to make that happen. Don’t tie up your money in a property like this that you don’t know how to sell or that you can’t sell.

Joe: If I buy a property with cash or I use cash or a loan, I know what my exit strategy is going to be and I know how to get there so that I can always make this happen. What’s happened to you here is that you’ve gotten stuck with a property that you didn’t necessarily want, because you wanted to get that capital back and then buy another one. That’s not going to work in this market as easily as it did before 2007 when loans were still easier to get.

Joe: These days, I don’t sell to end users. I sell to investors who have cash because they’re easy to work with. I buy properties that make sense for investors. That’s going to be important too – understanding what type of property you’re going to buy so that when you sell it you have an exit strategy that makes sense.

“Actually I’m not in the mood to buy anything else. I had two condos rented and got tired of that exercise and finally sold both of them under real estate contracts. With one of these, the buyer lost his job and I almost had to repossess that. It’ll balloon next year as will another one I sold and it is good and will surely close next year.”

Joe: Boy, you’re covering a lot of good stuff here. It’s no fun to be a landlord. I hate it. First of all, my property manager loves being a property manager. I have property managers in 7 different states and they enjoy what they’re doing.

Joe: But I hate it. I don’t want to be a property manager. It sounds like you’re not enjoying it very much, either. And what I would suggest is that you find somebody to manage these properties for you, whether you sell them on land contract, on lease option or just have them rented, get somebody who’s going to look out for them and when a problem comes about, they send out the maintenance person for you and they take care of it. You just have to make sure that the deal makes sense so that you can afford having that person do that, the extra 10% of the income to cover that cost.

Joe: Don’t manage your own properties. It’s not going to be a fun process for you. Most of the rehab properties I’ve been buying lately were buying packages from landlords that are so burnt out on this process. I remember going to close and we were buying and selling properties from this guy and I said to them (and he had them for 20 years) ‘At least they’ve been good to you over the years. They got you income.’ He said, ‘No, not really.’ – He hated it. He despised what he was doing. He felt tied in and locked into them because he didn’t set it up right.

Joe: We went in and we were going to make some really good money on those deals because we are doing it right. I wasn’t trying to screw him out of his equity – he let those properties go downhill, he didn’t take care of them and he didn’t maintain them. They were slums. By the time I got them, they needed a lot of work. We went in, fixed them up and made them nice places to live. I have the capital to do that. That’s why I’m doing this way. If you don’t have the capital, I don’t suggest you do it this way in this situation.

Joe: That’s all I’m going to cover on this for now. Maybe you can send another email with more questions later. Thanks a lot!

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