If you’re flipping houses, you’re not just in the real estate business; you’re in the relationship business.

And one of the most overlooked (yet massively valuable) relationships you can build is with real estate agents.

Most flippers chase off-market deals, direct-to-seller leads, or wholesalers.

But here's the truth: the right agent can feed you consistent, high-margin deals before they ever hit the MLS, or help you win competitive ones once they do.

This article shows you how to find, approach, and build real relationships with agents who become your secret weapon in the flipping game.

Why Real Estate Agents Are an Underrated Deal Source

Before we jump into tactics, let’s reframe how you think about agents.

Most flippers assume:

• Agents only deal with retail buyers and sellers

• They just want to list homes and collect commissions

• They won’t take investors seriously unless you're buying all the time

But here’s what you need to understand:

• Many agents secretly hate retail buyers; they flake, complain, and kill deals

• Agents love working with investors who are decisive, fast, and repeatable

• Some agents are also investors themselves or have investor clients they prioritize

If you’re easy to work with, clear on your numbers, and able to close, you can become an agent’s go-to buyer.

What Makes an Agent Valuable to a Flipper

Not all agents are worth building a relationship with. Here’s what you want to look for:

• They have access to distressed, pre-MLS, or pocket listings

• They understand how flipping works (timelines, rehab costs, ARV)

• They work with other investors and understand investor math

• They aren’t afraid to negotiate or push sellers for quick closes

• They’re well-networked and know what’s about to hit the market

Bonus if:

• They work REOs, probates, or trustee sales

• They handle expired listings and know when motivation is high

• They represent landlords or distressed property owners

How to Find These Agents

You’re not looking for your average retail agent. You’re looking for dealmakers.

Here’s how to track them down:

• Search your target zip codes on the MLS (or Redfin/Zillow) and filter for cash sales or investor-looking properties

• Look for agent names that appear repeatedly on low-price, fixer-upper listings

• Ask local wholesalers which agents they’ve bought from, many will mention investor-friendly agents

• Go to real estate investor meetups and talk to any agents in the room

• Use LinkedIn or Facebook to search for “investment property specialist” or “REO agent” in your market

• If a great flip just sold near you, look up who represented the buyer and seller

You’re looking for patterns. Once you spot an agent who regularly works investor deals, reach out.

What to Say When You First Reach Out

Agents get approached all the time by time-wasters and “wannabe investors.” Your job is to stand out by sounding sharp, clear, and committed.

Initial script:

Hi [Agent Name],

I’m an investor focused on flips in [area]. I’m actively buying and looking for distressed or off-market opportunities. I can close fast, I know my numbers, and I’m happy to work with agents for a win-win.

If you’ve got any properties that need work, or if you get pocket listings, tenant issues, or upcoming probates, I’d love to be one of your first calls.

Happy to send my buy box and proof of funds if helpful.

Let’s talk, [Your Name]

This does a few things:

• It tells them you’re serious without sounding pushy

• It frames you as a solution (not just someone who wants a deal)

• It makes it easy for them to say yes

How to Build the Relationship After the First Contact

Once you get their attention, you need to prove you’re not just another flaky investor.

Here’s how:

• Send your buy box clearly (zip codes, price range, rehab tolerance, ARV targets)

• Show you’re ready with proof of funds (even if it’s from a lender)

• Be clear about your timeline. When can you close? How fast can you make offers?

• Make it easy for them, “Text me if something pops up. I’ll get back to you in 10 minutes or less.”

And most importantly:

Follow up.

Agents are busy. They forget. They move on. Stay top of mind:

• Check in once a week (text or call)

• Offer to buy coffee or lunch every few weeks

• Send a quick text when you close a deal: “Just wrapped one up on Elm St, looking for the next one. Got anything?”

What NOT to Do When Working with Agents

If you want an agent to feed you deals, you need to be the buyer they love working with.

Don’t:

• Waste their time asking to tour 20 houses you won’t offer on

• Lowball without justification (always explain your numbers)

• Flake on showings, calls, or contract signatures

• Argue over commissions (if they’re bringing you deals, pay them!)

• Lie about funding, they’ll never trust you again

Agents remember behavior. One screw-up can cost you dozens of future deals.

How to Reward an Agent Who Brings You a Good Deal

When an agent brings you a flip that makes you $30K or $50K, don’t just say thanks. Make it worth their while.

Here are some ideas:

• Let them list the property on the back end (double commission)

• Give them a small bonus or referral fee

• Introduce them to your investor friends

• Send a thank-you card with a gift card to a nice restaurant

• Make a short testimonial video or leave a great review

The better you make them look (and feel), the more deals you’ll get.

Scripts for Common Situations

If an agent sends you a dud deal:

“Thanks for sending this over, not quite a fit for my model. I’m looking for [remind them of buy box]. Keep me in mind if something rougher comes your way!”

If an agent asks what you’re looking for:

“I’m looking for properties where I can be all-in at around 65–70% of ARV, including rehab. I like cosmetic flips or light-to-medium rehabs in [specific zip codes]. I can close in 7–10 days and won’t waste your time.”

If an agent is skeptical:

“Totally get it, lots of people say they’re investors and don’t perform. I’m happy to share proof of funds, show you my last few deals, and keep things simple. If I say I’m going to close, I will.”

How to Turn One Agent Into a Deal Pipeline

Once you’ve got one investor-friendly agent, the magic starts.

Here’s what happens:

• They start calling you before they list

• They tell you about motivated sellers before the market sees it

• They start defending your offers to sellers because they trust you

• They refer you to other agents who also want good buyers

Your goal is to become a known closer in your local market.

How to Stay Top of Mind (Without Being Annoying)

Here’s a simple system to stay in their orbit without being pushy:

• Set reminders to follow up with each agent once every 10–14 days

• Share quick updates, “Closed on 123 Main. Looking for the next one.”

• Send them articles or market data they might find helpful

• Send a quick thank-you or shoutout after each deal

This builds the relationship over time without pestering them.

Agents Are Gatekeepers, Treat Them Like Gold

You don’t need a hundred agents. You need two or three great ones who know your model, trust you, and think of you first when something good comes up.

Most flippers ignore agents, thinking they only deal in retail. But the truth is, the savviest flippers have agents feeding them deals on a silver platter.

Be the buyer they love working with.

Show up. Communicate clearly. Close fast.

Do that, and you’ll have more deals than you know what to do with.