Most investors wait for deals to show up on the MLS. We don't. Here's how Foraker Realty Co. agents source investment properties before they hit the open market — including wholesalers, expired listings, and unconventional searches.

How to Find Off-Market Real Estate Deals in Chester County, PA — February 2025

February 19, 2025 | Kennett Square, PA

Most investors check the MLS once a week, submit an offer, and wonder why they never win. The truth is simpler: by the time a property is priced as a "deal" on the MLS, 10 other investors have already called.

At Foraker Realty Co., we teach agents to think like cash buyers first and listing agents second. That means sourcing deals before they hit Zillow. Here's the system we use.

1. Join Local Wholesaler Networks

Wholesalers get properties under contract and sell the rights to that contract for a profit. They move fast. If you're not on their buyer list, you're invisible.

Join DelRia (Delaware Real Estate Investors Association) on Facebook. Bob Warberton recently purchased the group — it's one of the most active communities in our region.
Comment on wholesaler posts: "Add me to your buyer list. I buy homes in Chester County, Delaware County, and New Castle County."
Don't narrow your criteria. Tell them to send everything. You'll train your eye faster that way.

Wholesalers will try to lock you into a niche. Ignore that. The more volume you see, the better you'll get at recognizing a real margin.

2. Search Expired, Canceled, and Withdrawn Listings

Expired and canceled listings are gold. The listing agreement is over. You can call the seller directly.

Withdrawn listings are still under contract — you can't contact the seller — but you can reach out to the listing agent and ask if the seller would entertain a cash offer.

When I used to cold-call expireds, I'd hear the same thing: "My agent never wanted to drop the price." That seller is ready to move. If you can close fast and offer cash, you'll stand out.

Pro tip: If the seller says they're no longer interested, pivot. Ask, "If I brought you a cash offer today, would you at least consider it?" That opens the door again.

3. Check Land and Commercial Listings

I bought my primary residence for $180,000. Five acres in White Clay Creek Preserve. The seller listed it under land, not residential, because the house needed work.

Always filter by:

Land (check photos for structures)
Commercial (multifamily, mixed-use)
Multiple property types in one search

Also: search LoopNet. Not everything on LoopNet syncs to the MLS. Set up auto-alerts for commercial and multifamily properties in Chester County and New Castle County.

4. Look for Long-Term Rentals

If a property has been listed for lease for 6+ months, call the landlord or listing agent. Ask if the owner would consider selling. Landlords get tired. Cash flow problems happen. A stale rental listing often means the owner is ready to exit.

5. Move Fast — or Don't Move at All

Speed wins. If you wait for an inspection, a contractor bid, or your HVAC guy to swing by, the deal is gone.

I recently bid on an apartment building sight unseen. The showing was scheduled for Saturday. I knew 10 other investors would walk it that day. If it was a good deal, I'd be competing against all of them — and probably paying $50K over my number.

So I ran my numbers assuming everything needed replacement. Roof, HVAC, electric, the works. I made the offer Tuesday. We got it under contract before the weekend.

The risk of losing $50K in a bidding war was bigger than the risk of missing a $20K repair.

6. Make 10–15 Offers a Week

This isn't listing. You don't wait for "the one." You make volume plays.

Find properties that have been sitting. Run your numbers. Submit the offer. Even if the listing agent says the seller won't take it, send it anyway. They're legally required to present it.

Rob Gispert once had a seller call him six months later and say, "We accept your offer." You never know.

Final Thought: Always Be Looking

Every agent at Foraker Realty Co. is also a potential investor. That means every listing appointment, every open house, every conversation at the gym is an opportunity to evaluate a deal.

If you sense distress — divorce, estate sale, job loss, deferred maintenance — offer three options:

We buy it cash.
We list it and get you top dollar.
We help with repairs and close fast.

You're not just a listing agent. You're a problem solver with access to capital.

FAQ

Q: How do I know if a property is a good deal if I've never flipped before? Run a BRRRR analysis or ARV-based flip model. If you don't know how, ask. We teach agents to estimate repair costs in the field — HVAC, roof, electric, flooring. If you can't do that standing in the house, you're not ready to compete.

Q: What's the difference between a wholesaler and a flipper? A wholesaler never owns the property. They get it under contract and sell that contract to an end buyer (you). A flipper buys, renovates, and resells to a retail buyer.

Q: Can I use this strategy even if I don't have cash or hard money lined up? No. If you can't close in 10–14 days, you're not a serious buyer. Line up financing first. We work with hard money lenders who fund 100% of purchase + rehab for qualified buyers.