From Ugly to Unbeatable: Finding Value in Distressed Real Estate

Inside the Walkthrough: What It’s Like Touring a Distressed Off-Market Deal with an Investor

I walked a distressed property yesterday with one of my investment buyers—a true off-market situation brought to me by another agent who knew the seller wasn’t comfortable listing it publicly. It’s not uncommon. Some sellers don’t want to deal with showings, cleaning, or having the condition of their home judged online. Others just want a quiet, clean sale. This was one of those cases.

The house? Rough. Old carpet, sagging floors, roof nearing end of life. But we weren’t there to admire finishes—we were there to run numbers.

When I walk properties like this, I focus on three key things with my buyers:

Cost of rehab – What’s it going to take to bring this place up to market standards? I’m factoring in everything: foundation, systems, cosmetics, and layout changes if needed.
ARV (After Repair Value) – Based on what’s selling nearby, what will this place be worth once it’s fully renovated?
The spread – Is there enough margin between the purchase + rehab costs and the ARV to make it a solid deal?

That’s where I come in. I flip houses myself and coach new investors through their first deals, so I’m not just a real estate agent—I’m a boots-on-the-ground operator. I know how to spot opportunities, help you avoid the money pits, and negotiate terms that actually make sense for your end goal—whether that’s a fix and flip, a BRRRR play, or a cash-flowing Airbnb.

And while off-market deals are great, I can also help you navigate the MLS as a true investor-friendly agent. I know what to look for, where to dig deeper, and how to position offers in a competitive market while still protecting your margins.

Not every deal pencils out—and I’ll be the first to say it when it doesn’t. But when it does? That’s how real wealth is built in this business. These distressed opportunities are out there, and if you’ve got the vision and the right guidance, they can be game-changers.

If you’re an investor (or want to be), and you’re ready to move past theory and into action, let’s talk. I’ll help you find the deal, run the numbers, and take it across the finish line.