Prospecting that Works: Effective Ways to Find Distressed Properties for Investment Success
Daniel Tromello
Distressed properties aren’t rare. They’re just rarely simple.
You’ve seen them—distressed homes with the tarp on the roof, the rental with the tenants who never open the blinds, the absentee property owner who keeps saying “we’ll figure it out next month.” Every one of these could be a lead. But here’s the problem: distressed sellers don’t always raise their hands. And when they do? It’s usually when things have already gone sideways.
If a property is distressed, there’s often a life issue behind it. Foreclosure. Divorce. Burnout. These aren’t just properties for sale, they’re complex situations involving real people, real pressure, and zero margin for fluff.
So how do you get in the door before someone else does? And more importantly, how do you build trust with someone who’s overwhelmed, skeptical, or one wrong question away from ghosting you?
This isn’t a list of skip trace tools or a plug for cold calling. It’s about how to find distressed properties and turn them into listings by actually connecting with the people behind them.
And when it’s time to bring in support? REsolve is the team that helps you turn a distressed property into a done deal.
Not every distressed property waves a red flag. Some of them are just…quiet.
Agents who know how to work with motivated sellers recognize the less obvious signs a property is distressed. It might be mail piling up. A worn-out landlord trying to offload a problem tenant. An inherited home with no plan. A listing that keeps falling out of escrow because the house can’t qualify for financing.
You won’t always find these distressed homes on the MLS or by searching “distressed properties for sale” online. And they’re not always easy to spot on paper. They live in probate files. In quiet DMs from agents who don’t know what to do with a property that won’t appraise. They show up in the “this might be something” category of your inbox.
The best agents know how to listen for distress before the seller ever says it out loud.
When you understand how to find a distressed property that isn’t obvious, and when you bring a real solution, not just a pitch, you don’t just get the deal. You become the agent people call next time, too.
Not all distress screams from the curb.
Sure, there are the obvious ones: boarded-up windows, knee-high weeds, properties listed again and again with no bites. But the best agents know those are just one type of distress - and those properties are often already in someone else’s pipeline.
What really sets you apart in real estate investing is learning to read between the lines.
Maybe it’s a vacant property that’s been sitting for six months with zero showings. Or a homeowner avoiding your calls because they’re behind on the mortgage. Maybe it’s a burned-out landlord who just had another tenant skip rent. These sellers aren’t always eager to talk, but that doesn’t mean they don’t need a way out.
Distressed property is a property in transition. And that transition rarely goes smoothly.
That’s why agents who know how to find distressed properties like a pro pay attention to the bigger picture; what's happening with the homeowner, the title, the neighborhood. You’re not just prospecting for listings. You’re listening for signals.
And once you’ve spotted the signs a property is distressed? That’s when you can be ready to step in with a real solution.
You don’t need more leads. You need leverage.
Because finding a lead is one thing. Closing a deal with a distressed homeowner who’s juggling a dozen other problems? That’s where most agents tap out.
The truth is, motivated sellers aren’t always easy to spot and they’re almost never easy to convert. That’s especially true when you’re working with distressed homeowners dealing with everything from foreclosure to code violations to family emergencies. This is where real estate investing meets real life.
And the best agents in this business? They don’t flinch.
They understand that closing deals in this part of the market isn’t about pushing for a signature, it’s about creating a strategy that actually helps the seller move forward. That might mean giving them time. It might mean bringing in cash-backed buyers. It might mean walking them through repairs or exploring options beyond the MLS.
You can’t fake your way through that conversation.
If you want to find the best distressed property leads, stop thinking like a prospector and start thinking like a partner. Because the agents who solve problems? They’re the ones sellers remember when it matters.
There’s no shortage of tactics out there to find distressed properties. You can pull probate leads, comb through public records, filter through the multiple listing service (MLS) looking for properties that have been sitting, or set alerts for distressed properties online. You can even drive for dollars, knocking on doors and making cold calls to absentee owners.
But here’s the truth: the best real estate investing strategy isn’t just knowing how to find a distressed property—it’s knowing what to do once you’ve found one.
Because distressed real estate deals aren’t won on paper. They’re won in conversation. They’re won in trust. They’re won by agents who know how to talk to people, not just pitch to them.
Let’s be clear. Distressed homeowners are often navigating something deeper than just a transaction. They’re trying to juggle late mortgage payments, mounting repairs, legal issues, or family problems. These are motivated sellers, yes, but they’re not always motivated by money. They’re motivated by relief. By clarity. By someone who can help them understand their options without adding more pressure.
That’s why your pitch doesn’t need to be polished. It needs to be personal.
Distressed property owners are often wary of traditional investors. They’ve heard the lowball offers. They’ve been ghosted by wholesalers. They’ve been promised “fast closings” with nothing to show for it. So when a real estate agent or real estate investor actually takes the time to connect? It stands out.
If you want to find distressed properties and turn them into signed contracts, here’s what actually makes the difference:
Forget the script. The owners of distressed properties you meet aren’t looking for a one-size-fits-all solution. They’re trying to figure out how to make sense of a mess and you can’t help with that if you’re just delivering a pre-written pitch.
When a property is distressed, it usually comes with emotional weight. Maybe the homeowner is overwhelmed by repairs. Maybe they’ve just gone through a death in the family. Maybe it’s an inherited property with title issues they don’t understand.
If you lead with curiosity and empathy, you earn trust. That’s the way to find distressed properties that actually convert. Ask how they got here. Ask what they’ve tried. Ask what they’re worried about. Those questions do more than a slick pitch ever could.
And the agents who do this well? They’re not just looking for distressed properties, they’re becoming the person sellers remember when it’s time to move.
Want to find distressed properties like a pro? Be honest about what comes next.
Sellers already know the property is distressed. What they don’t always know is what that actually means. Will the buyer care about the liens? Will the buyer make them move out next week? Is there a better option than listing on the open real estate market?
You don’t build trust by sugarcoating the cons of buying distressed homes. You build trust by helping people understand their options, even if it means walking away from a listing.
If you’re working with a seller who’s inherited a property mid-probate or has tenants they can’t evict, pretending it’s simple won’t help. But being upfront about what it’ll take and how you can help is what sets the tone for a strong relationship.
This is one of the most important ways to find distressed properties that actually close. And it’s one of the best strategies for long-term success in real estate investing.
Every agent can offer a listing. Not every agent shows up with a plan.
If you’ve built relationships with local investors, flippers, title pros, and partners like REsolve, you’re no longer just helping someone find properties for sale. You’re helping them solve a problem.
Maybe your client can’t afford repairs. Maybe they’re dealing with a squatter. Maybe they’re burned out and just want out. When you show up with the people and the process to move the deal forward, that’s when distressed property owners start to breathe again.
You don’t need to know how to personally renovate a distressed home. You just need to be able to say, “I’ve got someone I trust who can help.” That’s where REsolve comes in.
We partner with agents to provide options most sellers didn’t even know were on the table; from creative exits to buying distressed properties at auctions, to working through foreclosed properties with urgency and clarity.
In distressed real estate, the best strategy isn’t about being the smartest person in the room, it’s about being the one the homeowner wants to talk to.
These types of distressed sellers need more than a quick cash offer. They need someone who understands the pressure they’re under. Someone who respects what they’re going through. Someone who can navigate the gray areas.
Distressed properties in your market are opportunities, but only if you know how to approach them. Build the relationship first. Bring the solution second. That’s how you find distressed properties and turn them into closings.
And when you’ve got a lead that feels complicated? You don’t need to walk away. You just need a partner who knows what to do next.
Let’s be honest—most distressed property owners didn’t plan to end up here. These situations don’t come with easy answers. Sometimes it’s a squatter problem. Other times, it’s a tangled title, a tough family transition, or a house falling apart faster than they can fix it.
That’s exactly where REsolve steps in.
We’re not just another buyer trying to undercut value. We’re operators. We’re in it. And we’ve built our business around the belief that if you want to find distressed properties and turn them into real opportunities, it starts with trust.
REsolve has sat in the living rooms. We’ve had the hard conversations. We’ve worked with homeowners going through probate, divorce, bankruptcy—you name it. No pressure tactics. No shame. Just honesty, clarity, and solutions people can actually move forward with.
For agents looking to work smarter? That changes everything.
We don’t just bring cash and disappear. We walk sellers through exactly what to expect. We help set the tone from day one, so your deal doesn’t get derailed by confusion, fear, or unmet expectations. And when things get sensitive? We’ve got the experience to navigate it.
If you find a distressed property but aren’t sure what to do next—or how to approach a motivated seller without pushing them away—REsolve becomes the teammate who keeps the deal alive.
You keep the listing. You keep the relationship. You get a partner who makes the process smoother, more human, and actually more profitable.
And in a market where distressed real estate is only getting more common, that’s the kind of edge that keeps repeat business coming back.
You can pull every list of distressed properties in your market; probate, pre-foreclosure, tax liens, vacant homes, and everything in between. But when the lead hits your inbox, what happens next?
Most distressed properties aren’t just a transaction, they’re a situation. One that involves navigating owner emotions, unclear title, inherited tenants, and timelines that don’t always match yours.
You don’t need to become an expert in county court records or learn how to spot every type of distressed property. You just need the right boots-on-the-ground partner who’s already done this hundreds of times and knows how to turn distressed real estate into closed deals.
REsolve works alongside agents to help make the tough deals easier. From first call to final offer, we’re here to support the relationship, move the deal forward, and make sure the seller feels respected, not rushed.
When you’re working with a homeowner who’s facing distress, don’t try to carry it alone. Bring in the team who knows how to have the hard conversations, set expectations clearly, and close with integrity.
Let’s turn your next distressed property into a win for you, the seller, and everyone involved.
