Guides.
Plain answers on finding sellers, working each channel, and closing the deal.
Finding sellers
Driving for dollars
Driving for Dollars: A Practical 2026 Guide
9 min readExclusive Leads and RefundsAre exclusive motivated seller leads worth it, and what if the house is already listed?
3 min readHow to Find Motivated Sellers Before They ListHow do I find motivated sellers before they list?
4 min readFree Motivated Seller LeadsWhere can I get free motivated seller leads?
5 min readGet Sellers to Call YouHow to get motivated sellers to call you
5 min readHiring a VAHiring a real estate VA for lead follow-up
4 min readTalking to sellersThe 10 Most Common Homeowner Objections (And Exactly How to Handle Them)
12 min readHow Wholesalers Find DealsHow do wholesalers find deals?
4 min readMotivated sellersHow to Find Motivated Seller Leads in 2026
10 min readSubject-toHow to Find Subject-To Properties in 2026
10 min readIs the Lead Service Lying?How to tell if a lead service is lying to you
5 min readLeads Into PodioMotivated seller leads into Podio or your CRM: what a fresh feed looks like
5 min readLeads Near MeMotivated seller leads near me: how to check a county before you buy
4 min readMotivated Sellers in DFWHow to find motivated sellers in Dallas Fort Worth: four counties, counted
5 min readMotivated Sellers in HoustonHow to find motivated sellers in Houston: what Harris, Fort Bend and Montgomery records show
5 min readPre-Foreclosure ScriptPre-foreclosure script: what to say to an owner behind on payments
5 min readQuestions to Ask Motivated SellersWhat questions should I ask a motivated seller?
3 min readNiches With RoomReal estate investing niches that still have room
4 min readTypes of Motivated SellersTypes of motivated sellers, ranked by what actually sold
5 min readPick a Virtual MarketVirtual wholesaling: how to pick a market you've never seen
5 min readThe First CallWhat to say to a motivated seller on the first call
4 min readMarketing channels
Bandit Signs
Bandit signs: legal, cheap, and worth it?
4 min readPPC Keywords for SellersBest PPC keywords for motivated seller leads
5 min readCall Tracking for MailCall tracking numbers on mail: how to know which piece called
4 min readCost per Deal by ChannelCost per deal by channel: what one deal costs to buy
4 min readDirect Mail Cost Per PieceHow much does direct mail cost per piece in 2026?
3 min readDirect mailDirect Mail for Real Estate Investors in 2026
9 min readDirect Mail Response RatesDirect mail response rates for real estate investors: the honest answer
4 min readEDDM for InvestorsIs Every Door Direct Mail worth it for real estate investors?
4 min readFacebook Ads for WholesalersFacebook ads for wholesalers: what works under the housing rules
5 min readFacebook Keywords for We Buy HousesWhat are the best Facebook keywords for "we buy houses" ads?
3 min readFacebook Without AdsFinding motivated sellers on Facebook without ads
4 min readFirst 90 Days of MailYour first 90 days of direct mail, week by week
5 min readGoogle Local Services AdsGoogle Local Services Ads for real estate investors
3 min readHow Long Mail TakesHow long does direct mail take to work?
4 min readLetters a MonthHow many letters a month does a new wholesaler need?
5 min readHow Many TouchesHow many times should I mail the same owner?
4 min readInbound MarketingInbound marketing for real estate investors
4 min readIs Cold Texting Legal?Is cold texting property owners legal?
5 min readMail vs Calls vs TextsMail vs cold calls vs texts: cost per conversation
5 min readPostcards or LettersPostcards or letters for motivated sellers?
4 min readCold callingReal Estate Cold Calling Scripts That Work in 2026
10 min readPaid adsIs PPC Worth It for Real Estate Investors in 2026?
10 min readSMSSMS Marketing for Real Estate Investors in 2026
8 min readRingless voicemailRingless Voicemail for Real Estate Investors in 2026
8 min readSell My House Fast LeadsSell-my-house-fast leads: what they cost and who they come from
5 min readText blastingText Blasting for Real Estate Investors: The 2026 Reality Check
8 min readWholesaling WebsiteWhat should a wholesaling website say?
4 min readMailer RulesWhat you can't say on an investor mailer
5 min readAdvertising channelsBest Real Estate Wholesaling Advertising Channels in 2026
12 min readCards and FlyersWholesaling business cards and flyers that get kept
3 min readYellow LettersDo yellow letters and handwritten envelopes still work?
4 min readData and lists
Should I Mail Absentee Owners Over 65?
Should I mail absentee owners over 65?
3 min readAre Expired Listings Worth Mailing?Are expired listings worth mailing?
4 min readLiens vs JudgmentsDo property liens and judgments make good motivated seller leads?
4 min readAre Vacant Lists Worth It?Are vacant property lists worth mailing?
4 min readBankruptcy and Shut-OffsBankruptcy and utility shut-off lists: the weak ones
4 min readCode Violation LeadsCode violation leads: where cities publish them, and are they worth mailing?
4 min readDivorce LeadsDivorce leads for real estate investors: the public record and the honest data gap
4 min readEviction Filing LeadsEviction filings as motivated seller leads
4 min readOff-Market Sales Per CountyHow many houses sell off-market in your county each year?
4 min readInherited Property LeadsInherited property leads without an obituary scrape
4 min readLis Pendens vs NODLis pendens vs notice of default: which one is your lead?
4 min readLead listsList Stacking for Real Estate Investors in 2026
9 min readPre-Foreclosure LeadsPre-foreclosure leads: do they still sell in 2026?
5 min readProbate LeadsProbate leads: where to find them and when to mail
5 min readSkip tracingSkip Tracing for Real Estate: Do's and Don'ts in 2026
8 min readFree and Clear: Worth Mailing?Should I mail free and clear owners?
4 min readDo Older Tax Delinquencies Sell Better?Do older tax delinquencies sell better than new ones?
3 min readTax Lien vs Tax DeedTax lien vs tax deed states: what it means for your list
4 min readTired Landlord LeadsTired landlord lists: do absentee owners sell?
4 min readWhen to Mail Each Motivated Seller ListWhen should I mail an expired listing, a foreclosure filing or a lien?
4 min readWhich Distressed Leads SellWhich distressed seller leads actually sell? The count across 2,463 counties
5 min readLists That Sell in ArizonaWhich seller lists sell in Arizona? 14 counties, counted
4 min readLists That Sell in CaliforniaWhich seller lists sell in California? 36 counties, counted
4 min readLists That Sell in FloridaWhich seller lists sell in Florida? 65 counties, counted
4 min readLists That Sell in GeorgiaWhich seller lists sell in Georgia? 125 counties, counted
4 min readLists That Sell in IllinoisWhich seller lists sell in Illinois? 82 counties, counted
4 min readLists That Sell in MichiganWhich seller lists sell in Michigan? 79 counties, counted
4 min readLists That Sell in North CarolinaWhich seller lists sell in North Carolina? 95 counties, counted
4 min readLists That Sell in OhioWhich seller lists sell in Ohio? 83 counties, counted
4 min readLists That Sell in PennsylvaniaWhich seller lists sell in Pennsylvania? 45 counties, counted
4 min readLists That Sell in TennesseeWhich seller lists sell in Tennessee? 84 counties, counted
4 min readLists That Sell in TexasWhich seller lists sell in Texas? 55 counties, counted
4 min readWhich Motivated Seller Lists Actually Sell?Which motivated seller lists actually sell in my county?
5 min readWho Says Yes to Subject-ToWhich sellers say yes to subject-to? What foreclosure filings show in 99 counties
4 min readMarket intelWhy Zillow Failed at Real Estate Investing, and What It Means for You in 2026
9 min readDeals and buyers
Assumable vs Subject-To
How do I find assumable mortgages, and is that better than subject-to?
4 min readDisposition SoftwareBest disposition software for wholesalers
4 min readBuild a Buyers ListHow do I build a cash buyers list from deed records?
5 min readDouble ClosingDouble closing: how it works, with a real deed record
4 min readFree Cash Buyers ListWhere can I get a free cash buyers list?
4 min readAgents Finding WholesalersHow agents find real estate wholesalers
4 min readCash buyersHow to Find Cash Buyers for Real Estate in 2026
9 min readMarket a Wholesale DealHow to market a wholesale deal to buyers
4 min readIs Subject-To Legal?Is subject-to legal? What the due-on-sale clause really lets a lender do
5 min readIs Wholesaling Legal?Is wholesaling legal in my state?
6 min readWholesaling 101What Is an Assignment Fee in Real Estate?
8 min readSubject-To Contract ChecklistSubject-to contract: what to have your attorney check
5 min readSubject-To Deal MathSubject-to deal math: does the payment cash flow?
5 min readSubject-To After ClosingInsurance, escrow and the servicer after a subject-to closing
5 min readSubject-To OfferHow do I write a subject-to offer to an owner behind on payments?
5 min readSubject-toSubject-To Real Estate: How It Works in 2026
9 min readSubject-To vs Seller FinanceSubject-to vs seller financing vs a wrap: which fits the seller?
5 min readA Flip in the DeedsWhat a flip looks like in the deed records
4 min readWhat Is an End BuyerWhat is an end buyer in real estate?
3 min readWhat to OfferWhat should I offer a motivated seller?
5 min readWho Buys in My CountyWho buys houses in my county? The top buyers, from the deeds
4 min readWholesaling in TexasWholesaling in Texas: the rules and the counties
5 min readWholetailingWholetailing: when it beats a wholesale
4 min readAgents and InvestorsWorking with real estate investors as an agent
4 min readSoftware
Batch Skip Tracing
Batch skip tracing: per-record prices and what hit rates really mean
4 min readCRM roundupBest CRM for Real Estate Wholesalers in 2026
8 min readBest DialerBest dialer for real estate investors
5 min readReal Estate Data ProvidersBest real estate data providers for investors
5 min readBest Skip TracingBest skip tracing for real estate investors: prices compared
5 min readSoftware roundupBest Real Estate Wholesaling Software in 2026: An Honest Roundup
12 min readEasiest Software for BeginnersEasiest wholesaling software for beginners
5 min readFree Skip TracingFree skip tracing: what actually works
4 min readMotivated Seller Lead Services ComparedWhich motivated seller lead service should I use?
5 min readPay-Per-Lead vs SubscriptionPay-per-lead or a subscription: which costs less at five deals a month?
4 min readPodio for WholesalingPodio for wholesaling: who it fits
4 min readTool comparisonPropStream vs DealMachine: An Honest Comparison in 2026
8 min readREsimpli ReviewREsimpli review: who it fits
5 min readUnlimited Skip TracingUnlimited skip tracing: is it real?
4 min readFrom the archive
Cold calling
How to be Fearless When You Call Motivated Sellers?
From 2022, 5 min readAgent partnersTop 5 Reasons Real Estate Investors Should Partner with a Realtor
From 2022, 9 min readMarketing strategyMust-know Marketing Strategies for Real Estate Investors
From 2022, 6 min readBusiness systemsHow to Get “Traction” in Your Real Estate Investing Business
From 2022, 4 min readSeller follow up6 Ways to Lose a Deal with a Motivated Seller Lead
From 2022, 4 min readReading listReal Estate Investing Books
From 2021, 10 min readSkip tracingBatch Skip Tracing for Real Estate Investing
From 2021, 4 min readMarket forecastCrash or Boom? Real Estate Investing Forecast 2022
From 2021, 3 min readVirtual wholesalingWhat is Virtual Wholesaling in Real Estate?
From 2021, 6 min readPodcastSuccess in Real Estate Investing: Wholetailing, Landlording, and Crypto (Old Dawg’s REI Network)
From 2021, 4 min readVirtual assistants4 Ways a Bad Virtual Assistant Can Ruin Your Business
From 2021, 4 min readData qualityBetter Data, More Real Estate Investing Deals
From 2021, 4 min readPodcastHow to Find Deals Creatively: Real Estate 101 Podcast
From 2021, 3 min readFacebook adsFacebook Ads for Real Estate Investors
From 2021, 3 min readClosingReal Estate Investors, What Kind of Closer Are You?
From 2021, 4 min readMarketing questions8 Common Marketing Questions by Real Estate Investors
From 2021, 5 min readInvesting nicheFind Your Real Estate Investing Niche
From 2021, 5 min readEmail marketing3 Essential Email Marketing Strategies for Real Estate Investors
From 2021, 4 min readSocial mediaThe Importance of Marketing on Social Media for Real Estate Investors
From 2021, 5 min readMarketing mistakesTop 7 Real Estate Investing Marketing Mistakes
From 2021, 4 min readInvestor habits7 Habits of Successful (Millionaire) Real Estate Investors
From 2021, 5 min readPersonasHow to Get More Deals with Motivated Seller Lead Personas
From 2021, 5 min readPersonas5 Steps to Create Motivated Seller Personas
From 2021, 7 min readContent marketingHow to Increase Conversions with Targeted Content
From 2021, 4 min readHouse flippingHow to Know if a House Has “Good Bones”
From 2021, 3 min readHouse flippingHighlight: Josh Miller on House Flipping
From 2021, 2 min readPersonasWhy You Need Customer Personas To Be Successful
From 2021, 3 min readRetargetingWhy Retargeting is Important in Real Estate Investing
From 2021, 3 min readContent marketingThe Importance of Good Content
From 2021, 4 min readMarketing campaignsWhy Marketing Campaigns Are Important
From 2021, 3 min readCross-channel marketingCross-Channel Marketing for Real Estate Investing Success
From 2021, 3 min readPPC adsPay-Per-Click Ads 101: What is PPC?
From 2021, 3 min readEmail marketing8 Email Marketing Must Do's for Real Estate Investors
From 2021, 3 min readSMS marketing6 Best SMS Tips for Real Estate Investors
From 2021, 3 min readCold calling5 Best Cold Calling Tips for Real Estate Investing
From 2021, 3 min readSeller's market5 Tips to Stay Competitive in a Seller's Market
From 2021, 2 min readMarket trendsCurrent Housing Market Trends: What Investors Need to Know
From 2021, 3 min readDirect mailIs Direct Mail Dead?
From 2020, 3 min readDigital marketingDigital Marketing & Real Estate Investing
From 2020, 3 min read30 minutes with Josh on your county.
Ten quick questions, then pick a time. Free, and Josh tells you if it’s not worth mailing.