How to Find Investment Deals on the MLS

Market Context

When MLS Deals Work for Investors

MLS deals pencil in four situations: properties with long days on market where sellers have reduced their price and motivation has grown; properties priced as-is that retail buyers avoid because of condition; estate and probate sales where heirs want a quick exit; and markets with softer demand where list prices are genuinely negotiable. In hot markets, none of these are reliable — in softer markets, all four are common.

Filter Criteria for Investor Deals

• Days on market 60+: Seller motivation typically increases significantly after 45–60 days
• Price reduced: Active price reductions signal seller flexibility
• As-is disclosure: Sellers who sell as-is are often willing to price to reflect condition
• Estate or probate or divorce: Listing remarks that mention these situations signal motivated sellers
• Vacant properties: Carrying costs pressure sellers who are not living in the property

Making Offers on MLS Deals

Make fast, clean offers with short contingency periods and proof of funds. Cash or hard money. 7–14 day inspection contingency. 14–21 day close. A clean offer beats a higher offer with contingencies when the seller's priority is certainty. Submit your offer within 24 hours of a property hitting the criteria above — hesitation is the most common reason investors lose MLS deals they could have gotten.

Building an Agent Relationship

Partner with a buyer's agent who understands investor criteria and will set up automated MLS alerts for your exact filters. A good investor-friendly agent will call you the moment a property hits your criteria — before other investors even see the listing. This relationship is worth more than any amount of time you spend manually searching Zillow or Realtor.com.

Dan White is a licensed Virginia real estate agent at Pearson Smith Realty and founder of FreeDealCalc.com. He has been investing in Northern Virginia real estate for 20+ years.