The #1 Marketing Mistake Wholesalers Make: Not Building a Buyers List FIRST
Picture this: You’ve just locked up an amazing off-market property. It’s a steal at 150k, and the ARV is 300k. You’re ready to flip it to a cash buyer and pocket a sweet $20k assignment fee.
But then… crickets.
No one’s biting. Your phone isn’t ringing. Your texts go unanswered. You panic, drop the price, and end up making half the profit—or worse, losing the deal entirely.
What went wrong?
You didn’t build a buyers list FIRST.
Most new wholesalers make this mistake. They chase properties before lining up buyers. But here’s the truth: A buyers list is your golden ticket to closing deals fast and getting paid.
In this guide, you’ll learn:
- How to build a buyers list in 7 days (even if you’re starting from zero).
- Free tactics to find cash buyers today (bandit signs, Facebook groups, and more).
- The exact scripts I use to turn cold calls into committed buyers.
- How to avoid legal landmines like “pocket listings.”
Let’s fix that buyers list problem—for good.
Why You Need a Buyers List BEFORE You Find a Deal
Think of your buyers list like a safety net. Without it, you’re walking a tightrope blindfolded.
Here’s why:
- Cash buyers move FAST. If you don’t have buyers ready, your deal will rot on the market.
- Buyers dictate your profit. The more buyers you have competing, the higher your assignment fee.
- No list = No trust. Buyers won’t take you seriously if you’re just “some new wholesaler.”
Bottom line: Your buyers list is your business. Build it first, and the deals will follow.
How to Build a Buyers List Fast (7 Free & Cheap Tactics)
Having a lavish budget isn’t necessary when connecting with buyers. Here is an easy way to achieve it on a low budget:
1. Bandit Signs (Yes, They Still Work)
Stick signs in high-traffic areas with messages like:
- “WE PAY CASH FOR HOUSES! Call [Your Number]”
- “Investors Wanted! Get Deals Sent to Your Phone → [Your Number]”
Pro Tip: Use a Google Voice number to track which signs get the most calls.
2. Facebook Groups (They Are Your Stealth Tool)
Join local real estate investing groups and post:
“Hey [City] Investors! I’m a wholesaler specializing in off-market deals. If you’re looking for fixer-uppers under market value, reply with your criteria (price range, neighborhoods, etc.), and I’ll add you to my buyers list. Deals sent weekly!”
3. Auctions & Tax Sales
Show up to local auctions and chat with investors. Say:
“Hello, I’m [Name]. I’m a local wholesaler. Are you in the market for off-market listings? I’d gladly include you to my buyers list.”
4. Craigslist (Seriously)
Post in the “Housing Wanted” section:
“Real Estate Investors: Get off-market deals sent directly to your inbox. Text ‘DEALS’ to [Your Number].”
5. Cold Calling Absentee Owners
Use PropStream or BatchLeads to find landlords with multiple properties. Call and say:
“Hello [Name], I’m [Your Name]. I assist investors with sourcing out of the market properties in [City]. Would you like to add more to your investment portfolio?”
6. Drive for Dollars
Spot rundown properties? Leave a flyer on the door:
“Attention Investors: I have off-market deals in [Neighborhood]. Text ‘LIST’ to [Number] to get updates.”
7. Partner with Local Realtors
Many realtors work with investors. Email them:
“Hi [Agent], I’m a wholesaler who finds off-market properties. Can I add your investor clients to my buyers list? I’ll send you a referral fee for any deals they close.”
How to Organize Your Buyers List (Tools You’ll Actually Use)
A messy buyers list is worse than no list at all. Use these tools to stay organized:
1. Podio (Free for Small Lists)
- Create a “Buyers List” app with fields for:
- Name
- Phone/email
- Target areas
- Budget
- Property preferences (e.g., “3-bed homes under $200k”).
- Tag buyers as “Active” or “Inactive.”
2. Google Sheets (Simple & Free)
Idea for Template creation from Bigger Pockets Forum.
3. SMS Blast Tools (e.g., SlyBroadcast)
Send bulk texts to your list without typing each message. Example:
“Hi [Name]! Got a 4-bed fixer-upper in [Area] at 70% ARV. Reply ‘DETAILS’ if interested. – [Your Name]”
The Exact Scripts I Use to Turn Strangers into Buyers
Cold Call Script for Investors:
“Hi [Name], this is [Your Name] with [Your Company]. I specialize in off-market deals in [City]. Are you currently looking for properties in the [Price Range] range?”
If they say yes:
“Great! What specific criteria are you looking for? (e.g., neighborhoods, repairs needed, etc.) I’ll add you to my buyers list and shoot you deals that match.”
If they say no:
“No problem! Can I stay in touch for future deals?”
Text Script for New Leads:
“Hi [Name], this is [Your Name]. Thanks for joining my buyers list! 🎉 I’ll send 1-2 off-market deals per week. What’s your ideal price range and location?”
Avoid This Legal Torment: “Pocket Listings”
A pocket listing is when you open up a property for bidding before you have the seller’s explicit consent to market it. For instance, advertising “coming soon” on Facebook before contract signing.
Why it’s risky:
- You could lose the deal (and get sued).
- It violates MLS rules in some states.
Fix: Always get written consent from the seller before sharing ANY details.
Final Tip: Start TODAY
Your list of potential buyers is a muscle – and like every muscle, the more you work it, the better it becomes. Dedicate an hour daily to add 5 to 10 more investors to your existing list. By the end of the week, you will have over 35 buyers prepared to take advantage of your next deal.
