How to Find Off-Market Commercial Properties and Close Deals Fast

If you want a competitive edge in real estate, go off-market. It’s one of the most powerful ways to find deals, build real wealth, and connect directly with sellers who are ready to move.

This approach works—because it’s personal. No brokers. No bidding wars. Just you, the property owner, and a smart, intentional process.

Let’s break it down.

Start with City and County Records

Your first move? Pull public property records from your city or county. These lists include asset types, ownership data, and mailing addresses. Sort them by the property types you’re targeting—multifamily, mixed-use, retail, etc.

But here’s the catch: a lot of commercial properties are owned under LLCs. That means no personal name, no direct phone number. This is where most people stop. Don’t be most people.

Skip Tracing: Going Beyond the LLC

To win off-market deals, you need to get to the actual decision-maker. That means skip tracing the LLC and finding the person behind it. Use tools, dig into state business records, and track down the real contact info.

Start with a letter if you must—but don’t wait around for a reply. The goal is to get on the phone.

Why Cold Calling Works Best

This is Greg’s wheelhouse—and it still works better than anything else.

“I’m just an old-school cold caller. I love to call people up and talk to them about their property.” —Greg Dickerson

Commercial property owners are usually savvy and direct. If you’re professional and clear, they’ll talk to you. And even if they’re not selling that building, they might have others—or know someone who is.

Try this opener:

“Hi, this is [Your Name]. I sent you a letter recently about your property. I’m an investor looking to buy multifamily properties and wanted to see if you’ve considered selling.”

Then stop talking and listen. The more you learn, the more opportunities open up.

The Right Way to Send Mail

Your mail should match your market. Commercial property owners aren’t swayed by handwritten notes or gimmicky postcards. Use letterhead. Be clear. Be respectful. Then pick up the phone and follow up.

Driving for Dollars: Commercial Edition

It works just like in residential. Look for signs of distress—vacancy, neglect, outdated signage, boarded windows.

Got a lead? Look it up, skip trace it, and reach out. Some of your best deals will come from properties sitting right in front of you, ignored by everyone else.

Build a Network of Insider Connections

In commercial real estate, relationships are currency.

Brokers. Attorneys. Property managers. CPAs. Title companies. These people hear things first—long before a deal hits the market.

Make your presence known:

• Tell them what you’re looking for

• Prove you can close

• Follow up, show up, and be consistent

And if you’re new? Own it.

“If you're new, say so. I'm looking for someone who can help me get my foot in the game.” —Greg Dickerson

Most sellers appreciate honesty and hustle. Lead with both.

Tapping Into Hidden Referral Sources

Want a shortcut to off-market deals? Talk to the professionals who manage money and estates:

• Estate planning attorneys

• Business lawyers

• Accountants and CPAs

These folks know when clients are ready to sell—retirement, downsizing, liquidity. Offer a referral bonus. Build real relationships. Let them know you’re serious, ethical, and ready to move.

Final Thoughts: Serve First, Close Second

This game isn’t about tricks—it’s about showing up with value, integrity, and consistency.

There’s no shortcut to trust. No software that beats a real phone call. No spreadsheet that replaces genuine conversation.

You want off-market deals? Get out there. Pick up the phone. Knock on the door. Ask good questions. Listen closely. And be the kind of buyer people actually want to sell to.

Serve first. Close second. That’s how deals get done.

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