Case Study: Matching 15 Landlord Buyers in Atlanta
Not every deal is a flip. A 4-unit multifamily property in the Westview neighborhood of Atlanta was under contract at $225,000. It was already rented with a gross monthly income of $3,600. The property needed only $15,000 in deferred maintenance. This was a pure landlord play — strong cash flow, minimal renovation, and an established tenant base.
The challenge was finding the right type of buyer. Flippers would not be interested — there was no renovation upside. The wholesaler needed landlords specifically, and ideally ones who already owned rental properties in the area.
The search strategy
Instead of running a standard investor search (which finds both flippers and landlords), the wholesaler filtered exclusively for landlords: absentee owners who had purchased within the last 3 years within a 1-mile radius. The search returned 42 landlord entities. After ranking by proximity and portfolio size, the top 20 were skip traced, returning valid contact info for 15.
The deal blast led with rental numbers: $3,600/month gross rent, 9.8% cap rate at the asking price of $240,000 (including the $15K maintenance budget), and a projected $950/month cash flow after expenses with 25% down. The ARV was mentioned secondary — $310,000 based on recent multifamily sales — for BRRRR investors who might want to refinance.
Results
Five landlords responded within 48 hours. Three requested property tours. Two submitted offers. The winning offer was $237,000 with a 21-day close. Assignment fee: $12,000.
The key insight: targeting landlords specifically and leading with cash flow numbers produced a 33% response rate from the traced investors (5 out of 15). A generic blast to a mixed buyer list would have produced a fraction of that engagement.