How Can I Find Cash Flow Notes?

Knowing how to find cash flow notes is the most important skill note brokers and buyers can learn.

Finding Cash Flow Notes LogoIt can also be the most difficult. Why?

Well it can seem a lot like looking for the proverbial needle in a haystack.

Find Cash Flow Notes Video

The Challenge with Real Estate Notes

On average about 6% of residential real estate sales involve some sort of seller financing. And it’s the seller carry-back that makes up the lion’s share of the cash flow note business.

Now it can be more or less depending on where you live. It’s also higher in a tough economy (like now) or with hard to finance properties (land, mobile homes, commercial, businesses, etc).

But that 6% has been a pretty reliable statistic for the 20+ years I’ve been buying and selling notes. I know six percent may seem like a small number but it can really add up.

Cash Flow Note Statistics

Just take a look at residential sales for one year. In 2009 there were 5.156 million existing home sales units with a median price of $172,500 [Source: National Association of Realtors®].

If we apply the 6% seller financing average that results in roughly 53.3 billion dollars of cash flow notes created in just one year. That number grows substantially when you combine with the notes created on new homes, land, mobile homes, business notes, and others not included in this NAR report.

So how do you find the needle in a haystack?

Target Marketing – The Solution to Finding Mortgage Notes

It’s a waste of valuable time and money to market your note buying services to the 94% of the population that don’t hold a note.

To find cash flow notes you need a powerful magnet…and that’s targeted marketing.

A marketing plan targeted solely to the needs of sellers holding cash flow notes is what will get your phone ringing and your pipeline full of deals.

5 Ways to Find Cash Flow Notes

In our business there are 5 preferred methods for locating deals. We cover this in more detail in the Finding Cash Flow Notes Videos (click the link  for free access to the mini course), but to summarize they are:

 1.  Ads – Using ads to find people receiving payments on real estate notes

 2. Direct Mail – Sending letters or postcards to a verified list of note holders

 3. Referrals – Networking with professionals to obtain referrals

 4. Online – Building an online presence with websites, directories & SEO

 5. Building Your Brand – Establishing yourself as an expert in your local area

Over the last two decades we have used a combination of all five methods.

So what’s the best way to find cash flow notes?

Well that depends on three things:

1. Budget

How much are you able to spend on marketing? This is a huge factor when first starting out. For example direct mail is effective (if done right) but also expensive.

2. Time

How much time can you devote to the business? Reverse Ad Marketing and Referrals are low-cost but they take an investment of time.

3. Skills

What are your strengths and weaknesses? Do you already have relationships with existing real estate professionals? Are you great with computers? Do you like (or hate) to give presentations? This also impacts your selection.

So start with the 5 main methods, realistically assess your budget, time, and skills, and then make a marketing plan that is best for you.

To get more details on our five favorite methods for Finding Cash Flow Notes watch this special free video:

Find Cash Flow Notes Video Banner

You can also read these additional articles on Finding Cash Flow Notes:

Note Broker Questions: How Do I find Notes on a Budget?

Should I Visit the Courthouse to Find Cash Flow Notes?

Find Cash Flow Notes with Note Seller Lists


About Tracy Z

Tracy combines her knowledge of cash flow notes with the power of marketing online to help grow your business! She can be reached at 1-888-999-7905 or at Exposure One Marketing.


  1. Ken Schnad says

    To whom it may concern,
    I am very interested in the note business since I attended an online note presentation.
    They presented a kit that we could buy which I didn’t have the money to buy, Here was the interesting part was that if we could put together a 3%-6% referral fee to the note transactions, we didn’t have to get involved in the the contract like an assignment etc. Is there a contract that we can get to submit to the escrow Company to make sure we get our commission. Also If I hold a Real Estate license does that complicate things?
    Ken Schnad

  2. I have some notes to sell, very small amounts, very high yields, like 25% interest, they are all secured and paying, generally with a credit card every month. We have great success with these and are only selling them so we have more money to make more of them… I can also generate more notes at a lower interest rate. Brad 913-638-3858

    • Hello Brad A, are you still selling notes? Do you have a website?

    • R Castello says

      Give some examples of what you have available please. We have a partnership interested in buying notes as well as managing a trust with the same interest.

  3. How much is it for you to market for me to receive notes? Tracy combines her knowledge of cash flow notes with the power of marketing online to help grow your business. How much would she charge??

  4. Durwynn Thomas says

    how can i contact you Tracy Z

  5. Hello Oscar,

    Welcome to A good place to start is earning income for finding and referring notes to investors. There are many free articles on this site to help. A good place to start is here:

Speak Your Mind