A wholesaler is only as good as the deal pipeline. If you can consistently surface motivated sellers—people who want a clean, predictable solution more than they want top dollar—you’ll always have investors lining up to buy your contracts. Below are three channels that work in Georgia, with step-by-step tactics, quick scripts, and must-know compliance tips so you can scale profitably and ethically.
1) Public Records: The Low-Cost Gold Mine
County records are where life events meet real estate. Your job is to filter for timing + motivation.
High-Value Lists to Pull
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Property Tax Delinquency: Owners that are 1–3+ years behind are signaling stress. In Georgia, tax delinquency can lead to a tax sale; timing varies by county, so learn your local cadence.
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Eviction Filings (Dispossessory): Landlords dealing with non-paying or destructive tenants often want out—especially mom-and-pops with a single unit.
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Probate/Estates: Heirs may be out-of-area or simply want a quick, clean sale to settle the estate.
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Code Violations/Condemnations: Tall grass, trash, substandard housing notices—these correlate with deferred maintenance and fatigue.
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Utility Shutoff Lists (when available): A recent water/gas/electric shutoff can foreshadow a sale.
Georgia tip: Many counties make these lists available under the Georgia Open Records Act. Some are downloadable; others require an in-person visit. Be professional, courteous, and patient—relationships with clerks matter.
How to Work the Lists
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Clean & stack: Normalize owner names, remove LLC duplicates, stack pain points (e.g., tax delinquent + code violation). Stacked leads convert better.
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Skip trace responsibly: Use reputable providers; verify consent and respect privacy laws.
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Multi-touch outreach: Rotate letters → calls (DNC/TCPA compliant) → texts (with consent) → postcards over 30–45 days.
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Track KPIs: Aim for contact rate 10–25%, appointment rate 20–35% of contacts, contract rate 8–12% of appointments. Adjust copy and cadence, not just volume.
Quick Script (Heir/Probate Lead)
“Hi [Name], this is [You]. I’m local in Georgia. I’m reaching out because I specialize in as-is estate sales with simple timelines and no showings. Not sure if this is relevant right now, but if the family is considering selling [Street], I can bring you an offer with no fees and we can close on your schedule. Would it be helpful to see numbers?”
Compliance corner:
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Don’t promise legal/tax advice.
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Keep records of every outreach and opt-outs.
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Honor Do Not Call lists and texting consent rules (TCPA).
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For probate, speak respectfully—this is sensitive.
2) Neighborhood Drives (“Driving for Dollars,” Upgraded)
Feet (and tires) on the street remain undefeated for finding off-market properties before everyone else.
What to Look For
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Vacancy signs: Overgrown grass, piled mail, no window coverings, disconnected power meter, “winterized” notices.
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Deferred maintenance: Tarps on roofs, peeling paint, boarded windows, sagging gutters, cracked driveways.
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Landlord fatigue: Multiple junk cars, window A/Cs in disrepair, mismatched patchwork—tells a story.
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Oddball assets: Duplexes on single-family blocks, flag lots, deep back parcels with alley access (split/ADU potential).
Route Strategy
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Map 2–3 target neighborhoods with investor comps and days-on-market data that support quick resales.
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Drive slow (legally); pin 30–50 properties per session with a notes/photo app.
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Batch research back at your desk: owner name, mailing address, last sale, lien/tax status.
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Touch each prospect with a 5-touch sequence (see below).
5-Touch, 21-Day Sequence
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Day 1 – Handwritten note on cream card stock (use “over by [landmark]” for local credibility).
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Day 3 – Call (if not on DNC), Day 5 – Postcard with a simple headline (“We buy as-is. Close in 10–30 days. Local.”).
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Day 10 – Text (with consent) referencing the note/postcard.
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Day 15 – Second letter with one short case study (same subdivision).
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Day 21 – Door knock only if appropriate and legal, respecting “No Soliciting” signage. Be courteous.
Door-Knock Opener (If Invited to Talk)
“I live/work nearby and help owners with no-showing, as-is sales. If timing or repairs are a headache, I can bring a written cash offer and even align closing with your move. Open to a 10-minute walkthrough sometime this week?”
Safety & etiquette:
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Don’t enter backyards or structures without permission.
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Avoid dusk/night.
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Respect No Trespassing/No Soliciting signs and HOA rules.
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Log every visit; never leave anything in mailboxes (USPS rules).
3) Direct Mail: Your “Set-It-and-Stack-It” Lead Engine
Mail is the workhorse that quietly fills calendars when executed consistently.
List Targeting Ideas
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Life stage: Long-term owners (15–30 years), seniors (downsizing), out-of-state owners.
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Pain-point stacking: Combine tax delinquent + code violation + absentee for higher intent.
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Property type: 2–4 units, older year-built (1950–1979), large lots (split potential).
Creative That Converts
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Plain letters look personal and get opened.
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Postcards carry bold promises and phone/QR for quick responses.
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Branding: Keep it local—include “Georgia” and a real local callback line. Add “No fees. We pay closing costs. Pick your date.”
Sample Postcard Copy
[Front]
“[Name], want a simple sale for [Street]?
Local buyer will purchase as-is—no showings, no repairs, no commissions. Close in 10–30 days on your timeline.”[Back]
“I’m [Your Name]. I buy houses in Georgia for cash. You pick the date; take what you want, leave the rest.
Call/Text: 478-216-1795
Or scan for a same-day ballpark offer.
Middle Georgia Cash Homes LLC—local & reputable.”
Cadence & KPIs
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Cadence: Mail each list every 30–45 days for 4–6 cycles (people respond when timing hits).
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Benchmark: Response rate 0.5%–2%, appointment set rate 20%–35% of responders, signed contracts 1%–3% of total mailed (varies by list quality).
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Test small, scale winners: A/B test headlines, color vs. black-and-white, letter vs. postcard.
Compliance & costs:
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Include an easy opt-out line.
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Don’t make financing/credit promises.
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Track cost per lead and cost per contract; kill underperformers quickly.
Quick Startup Toolkit (Keep It Simple)
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CRM/Tracker: Spreadsheet or simple CRM to log touches, statuses, KPIs.
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Phone: Local area code number + call recording (disclosure as required).
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Mailhouse or printer: Start in-house for small batches; outsource when you hit scale.
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County relationships: Be the respectful regular—clerks remember pros.
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Disposition partners: Build a list of cash buyers ready to close (landlords, flippers, small builders).
Want a Local Partner in Georgia?
Whether you’re building a buyer’s list or need underwriting help on a tricky lead, Middle Georgia Cash Homes LLC is here to collaborate. We buy as-is, close fast, and treat sellers—and wholesalers—fairly and transparently. Bring us your next opportunity or co-market tough deals; we’re quick, candid, and local.
Call/Text 478-216-1795 to compare numbers, JV a contract, or get a same-day buy box fit.