Stop Scrolling And Start Sourcing: Turn Social Media Into A Deal Machine

We turn Facebook Marketplace and property groups into a consistent source of real deals by focusing on people, not just listings. We share scripts, filters, negotiation angles, and the mindset that turns landlord problems into long-term income.

• using Facebook Marketplace to source rentals, SA and purchase options
• simple first messages that open real conversations
• filtering by price, beds and regions to find hidden stock
• targeting remote landlords and independents who value certainty
• negotiating terms beyond price to make numbers work
• positioning as a problem solver in groups without selling
• language choices that build trust and avoid red flags
• building a multi-channel pipeline with agents and portals
• passing on mismatched deals to strengthen your network

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Transcript

Social Media As Deal Source

SPEAKER_00 0:00

How to find property deals on social media. Hello and welcome to the Property Unleashed Podcast with me, your host, Mark Fitzgerald. It's great to have you joining me here. So, social media, love it or hate it, it is here to stay, obviously. But likewise to that, it is also now becoming a great place to find property investing deals. I've shared this with my community recently, and we went on a deal hunt around Facebook Marketplace. And the results, even a standard me. Now I do look at Facebook Marketplace for different property investing deals. It's almost like a better version of Gumtree, if you like. Obviously, anybody who's ever been on Gumtree, it's it was free ads. A lot of landlords or investors would put either their properties on there for sale or for rent in their areas, but it was never been a very good area for me personally in sunny South Yorkshire. Different areas obviously have different free ads as well. But Facebook Marketplace now is becoming rife with property opportunities, property people to be able to speak to. Now, not only do you have, of course, your property investing groups that you can become a member of, which have landlords and potentially agents in there advertising properties that you can reach out to and see whether they're selling or not. You also do have, of course, the Facebook marketplace where opportunities are there for you to be able to buy properties, to view properties, or to rent properties as well. So you can open it up and you can really check some wider sort of areas for yourself. So I do look in South Yorkshire, but I look in North Yorkshire, East Yorkshire, and I do look across the country as well. But you can get also very niche to it now. Of course, the nicher you get, the less opportunities you're going to come across. But there are still some great opportunities there. There's great opportunities for residential property, there's great opportunities also for commercial property if you know what you're looking for. And of course, you always want to be checking the descriptions. Now, what I do find on a lot of these is the descriptions are quite short. Sometimes they just want you to message them. But how easy on Facebook is it to message somebody? I'm interested about your property. I'd love to find out more. Can you either message me back or call me on this number? Kind regards, Mark. Now, if your name's not Mark, put your name there. But use it, keep it short, keep it simple. You can use that little introduction if you like there. Don't go into the whole thing of I want the property, I'm going to try and do this. Are you open to corporate legs? Are you da-da-da-da-da? Just start talking to people, building up the know, like, and trust, as we always say here. But it is so, so simple now to go on there. You know, you can break it all down by looking at, you know, price, minimum price, maximum price, number of bedrooms, bathrooms, rental types, and all of those great things. I mean, when you're looking at the different properties, you're looking at the different descriptions and things, you can really start to find some agents or people that are maybe haven't got shots, but are more independent agents. And you can start talking to those guys and girls. And that is a way that I've found finding service accommodation deals. So rent to SA is working very, very well at the moment. And there's certain property types that you really want to be focusing on. Looking at the three to four bedroom property types at the moment is working really well. Well, for me and members of my community, education to action, and my inner circle members as well. So don't just go with the run-of-the-mill, one-bedroom, two-bedroom flats, and things like that. Look for properties that are a little bit bigger that can really help you get out there. But once you've got your criteria in there, obviously you can start to reach out and further the areas that you're searching for, very much the same as you would on Write Move, Zupla, and any of those platforms as well. But I love the fact that you can click on who's advertising the property and you can see if they've got any other properties that they're advertising as well. And what you'll find, or what I'm finding at the moment on Facebook Marketplace is there's a lot of people that are advertising properties in in Sheffield and surrounding areas where I am that are actually based in the likes of London or Birmingham, but they've got these on the market here. So it's going to be quite difficult for them to actually do the viewings and everything that they want to be doing. Now they might have somebody in the area or they might have some keys that you can get access to to go and have a look at the properties as well, which we've found. But it's great to be able to start talking to these guys and girls with quite a few properties on their books and seeing if they're open for the guaranteed rents, you know, for turning the property into service accommodation. Would it be allowed to be a corporate let? And it's an easy way for you to get out there and start looking and finding deals. One of the biggest problems people always hit me with is just can't find any good deals, Mark. And I always say to them, well, where are you looking? And they say, Well, you know, I'm looking on the right move, or I've got a fancy tool that I'm using at the moment that's helping me find these opportunities and leads, but I can't get the numbers to stack. Remember, the price that you see isn't always going to be the price that you pay. Everything is a negotiation. So you don't have to just think, well, a price, the numbers don't stack for the price that they want, but we don't know what they want. We don't know what they need, and we don't know if they've got a problem, do we? So don't always discount everything. If the property looks good, is in the right area, and you think to yourself, that would really, really work, don't get hung up on the price. Just start talking to people. Yes, they might want that price and that might be non-negotiable. But the fact of the matter is, if you're going to take that on for three to five years and do a rent to SA on that, then they might be a lot more open to a lower monthly fee because they'll have no voids, they'll have no minor maintenance issues and things. So it can work very, very well in that sense. Likewise, make sure that you're getting into your communities and into your groups and you're looking at potentially landlords or agents that are posting a lot, but some of them like to have a gripe as well. Some of them will be posting about problems that they're having, issues that they're having, or what they're looking for. If that's the case as well, start trying to help people. Don't sell to anybody in any groups, okay? Not in the groups. If you are going to try and sell your services or the opportunities that you can help people with, get them out of the group, get them on a messenger or personal DMs and things like that. Best get them on a phone call. If they're in your area, take them out for a coffee if they'll meet you. They won't always, but if you've already added value and you've been seen as somebody in that community or that group that looks to offer assistance and help wherever they can. So I've got such and such a problem. I'm really fed up with it. If you actually can think of a solution or something that they can try, just post it. There might have been 20 other posts there, but just post it. Why? Because your name will pop up on their feed as somebody that's posted, somebody that's offering help and support. The problem's bad enough to them, they're going to read them all anyway. If they give it a like, they've noticed you as well. So they will get to see your name more and more. And that's what you want people to do is to see your name more and more, building up the no-like and trust. That's Mark again. Oh, he's helped me again. He's quite good at that. I might even just thank him. Thank you very much for that one. Brilliant stuff. And then you can always put after that. I'd be more than happy to have a phone call with you and just see if there's anything else I can help you with. Not a problem. I'm not selling to you, I'm not doing anything else. They might ask, well, what is it you actually do and stuff? Oh, I'd love to have a chat with you about that. Start the dialogue, start the conversation. Don't just think that because you've put a post in there or because you've reached out to somebody and you've not heard back anything, that that's leads dead. People are busy. People will ignore them. And if you put too much information in there, i.e., we do corporate lets, we're looking for properties like this, we offer guaranteed rents, we did, or we're looking to buy properties, but we, you know, we're looking at doing assisted sales. We're looking, don't start telling everybody your life stories. Nobody cares. And that's the one thing you've got to remember is, and I know it can be hard, you know. Don't let it hurt your feelings. It used to hurt my feelings. Honestly, it did. But nobody cares about me. They don't care about me. They care about a solution to the problem that they have and whether or not I've got that solution for them. They don't care about me, they don't care about you, they care about their problem. Okay. If we can solve their problem, then they'll start to care a little bit more about us and what we can do. But also remember when you're talking to people, they're only hearing certain things. They don't hear everything that you have to say. So if you're going on and on and on and on, there's a couple of points that they'll take. Are they going to be positive points or are they going to be negative points that they're going to take away from this conversation? Because if you start saying corporate lets, that could be taken as a positive, but it could also be taken as a negative. I've never told any of my students, and I've never done it myself, and said corporate lets to anybody. We say different, we say it differently here and go back through so many episodes here, and I'll tell you exactly what I've said there, because I always say the same things, and I tell you all about that as well. But it's all about positioning yourself a little bit differently and you want to be seen as a property problem solver. We've said this time and time again, but you genuinely want to be getting out there and you want to be helping people. I ran a workshop in November last year, depending on when you're listening to this, but the actual workshop itself, because I run live events, live training events in education to action are property investing community membership and training, where we went through negotiations and we went through the 50 best questions to ask people to help them. And obviously, the members of that can download that, can learn those questions and can get out there and everything. Now, if you'd like access to those 50 questions, then just reach out to me and I'll send you a PDF. Not a problem there whatsoever, so that you can ask those questions. But you do need to have some context behind them. Of course, I went through the 50 questions and the context, i.e., why this works, how this would work, the situation this would work, because you can't just reel off a load of questions and expect to get results. That's not a conversation, that's a that's an interrogation at the end of the day, and you don't want to be interrogating anybody. That's not the way to get off on the right foot. So make sure that you are getting out there and you are looking to help people, you are touching base with people. And if anybody says, listen, we don't do that sort of thing, or we don't want to know, fair enough. But you can still message them in the future and just say, Oh, we're looking at this now, we're looking at that now. But it's a great place to look for rent to SAs, you can potentially look for rent to HMOs on there as well, as they do crop up. It's a great place to look to purchase properties, a great place to look for purchase lease options. So there's so many different strategies that you can do, including assisted sales as well. And I've done an episode on assisted sales, so go back and listen to that one if you want to find out what they are, because that is a great little tool coming strategy that you can use if you're looking at flipping properties, doing property flips, or you're looking at doing the BRR strategy as well. So there's lots that you can take away from this one, but one of those is if you're not actively on Facebook and you're thinking to yourself, oh, I don't like all of that. I I'm not actively on Facebook, but I am actively on it. It's not me that does it. So you have a little team, or you you get somebody who's maybe from the younger generation that's uh a whiz on the social media platforms to maybe schedule a few posts and put things out there. You are gonna need to look at it, you are gonna need to do your own research in the groups that you're in because it wants to be you and your information that is helping people because nobody can really mimic that. Don't use an AI bot to do answers to things and stuff that are generic because people know. You know when an AI bot has done a post or it's done a generic answer. So make sure that even if you use AI to help you with this, that you put in there a few inputs that make it humanized, make it yours, because that's where you'll differentiate yourself from everybody else. But I'm finding Facebook Marketplace is brilliant. People I work with and clients that I've got as well, and people that we train and teach, they're using Facebook Marketplace as well. So why aren't you? So if you're not looking for deals on there actively and seeing how it goes, you are missing a real trip. There are so many opportunities out there at the moment for property investors to get good deals, to help people and to be able to build their property businesses or property portfolios. That you need to just tap into all of these. There isn't one right answer. It's a whole group of work that you put in there and that you commit to. So you want to have your marketing going out there each and every month to the different properties, promoting your services and how you can help people, mainly how you can help people. You'll promote your services yourself once you get the phone calls or once you get the emails back from them. You want to be going on the portals, you want to be looking on your right moves, your zooplas, your property filters, whatever tools it is that you're trying to look to evaluate things. But just remember everybody's looking at the same thing. Whether you're using property filter and tools like that or not, which I say it's a great tool. Remember, people are seeing the same things as you. So you maybe want to change a few settings to maybe look for those niche opportunities. You want to be just checking out and checking in with your local estate agents and letting agents on a regular basis see what stock they've got. Is there any opportunities that you can potentially jump on before they go to market or any that have been stuck on the market for a while that will work for your strategies? And you want to be getting on your social platforms and utilizing the tools that are free on there, Facebook Marketplace, property investing groups, you know, landlord groups in the area. Just start looking at that. If I see a landlord that keeps griping about different property things or stuff happening, then I try and look to help them. And sometimes you can get such a good conversation going that I had a portfolio landlord with five properties. Now I didn't do a deal with him, but a client of mine did. Why? Because the deals weren't quite right for me, but they were right for one of my inner circle members, one of my coaching members. So I passed the opportunity over to them and they did a deal on that, and they've started managing those properties. So it can work very, very well. I'm always a massive believer in what goes around, comes around in life. So by helping others, you in turn get that help yourself. Don't miss out on those opportunities. And certainly, if you're not happy about Facebook, just set yourself up an account, have a business page or something like that, have a profile picture, push yourself, put yourself out there because you're missing a trick. It's free and you can take full advantage of it right now. So I hope that's helped you, and I look forward to you joining me in the next episode very soon. Take care and bye for now.