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Opportunities on the MLS

Short answer: Build a saved MLS search using keywords that point to homes needing work or motivated sellers, check it daily, and contact listing agents respectfully, usually after a home has been listed for a while. Share the list with your buyers and investors. Follow the Realtor Code of Ethics and disclose when you buy.

Why use the MLS this way?

The MLS is full of homes that others overlook. By filtering on specific words in the property descriptions, you can pull a daily list of homes that may fit an investor, a buyer who wants a project, or a seller who is open to a conversation.

How do you build the search?

1. Apply keywords to the property description.
2. Set the price just under what you're comfortable with, so results fit your budget or your buyers'.
3. Leave days on market open. I often wait until a home has been listed for at least 30 days before contacting the agent, to give the seller time to adjust.
4. Check the list every day.

Which keywords help?

• Projects: fixer, rehab, contractor special, handyman, investor special.
• As-is: as-is, no repairs by seller, no inspections.
• Soft wording: TLC, potential, needs work, sweat equity.
• Disclosed problems: fire damage, mold, roof leak, foundation, no permits.
• Financing limits: cash only, no FHA, renovation loan.
• Motivation: must sell, bring all offers, willing to negotiate.
• Situations: probate, estate sale, foreclosure, short sale, divorce.
• Creative terms: owner financing, lease option, rent to own.
• Investment: tenant occupied, duplex, cash flow.

How do you avoid annoying other agents?

Contact the listing agent, not the owner, if the home is under a listing agreement. Be brief and courteous. Follow the Realtor Code of Ethics, and never interfere with someone else's listing. If you plan to buy, disclose in writing that you are a licensee and a principal in the transaction.

What else can the list do?

Send the curated list to buyers and investors who are looking for projects. It makes you a useful resource. The same approach works for expired listings and flat-fee listings, where an owner may be frustrated and open to talking. Stay consistent and patient.

Try this week

1. Save one MLS search with five keywords from the list.
2. Check it daily for one week.
3. Send your first short list to two buyers or investors.

Questions people ask

Is it okay to contact the seller directly?

Not if the home is listed. Go through the listing agent.

Do I have to disclose if I buy?

Yes. Disclose in writing that you are a licensee and principal in the transaction, and follow TREC rules.

How long should I wait before reaching out?

There is no rule. Some agents wait about 30 days so the seller has time to adjust expectations.

This lesson is educational. Results depend on your niche, your effort, and your follow-up. Nothing here is legal advice, and nothing here promises leads, listings, clients, or income.