Finding Mortgage Notes with Reverse Ad Marketing

Many cash flow professionals are familiar with placing advertisements offering to purchase notes yet few take advantage of a technique we call Reverse Ad Marketing. This is one of our favorite note marketing methods based on the simplicity, effectiveness, and minimal cost.Essentially, potential clients are paying the marketing cost by placing their own ads offering property for sale. You just need to identify and respond to the ad!

Grab your Sunday paper along with the local free “want ad” type papers; find a comfortable chair with a fresh cup of coffee, and scan through the real estate or business ads listed under both the Rental and For Sale categories. Identify all ads containing any variation of the following:

  • Owner Will Finance
  • Financing Available
  • Easy Terms
  • Lease Option Available
  • Low Down with easy monthly payments

These are warm leads already receptive to the idea of carrying financing on the sale of their property.These types of ads are on the increase with the softening real estate market experienced in many areas.  They are prevalent on a variety of property types including Homes with Acreage, Land, Investment Properties, Mobile Homes, and Businesses.

Simply call the number listed in the ad and explain the benefits of your services.Your script might sound similar to the following:

“Good morning! This is Tracy Z. Rewey with Diversified Investment Services. I noticed your recent ad offering property for sale with owner financing. Our company specializes in buying all or part of your payments for cash. You can payoff an underlying lien, gain capital for your next real estate investment or realize profits now rather than waiting on monthly payments for the next 20-30 years. I would like to take just a few minutes of your time to discuss some of the creative purchase programs we have for new or existing notes.”

Discuss the transaction, set an appointment for a future meeting and follow-up by mailing a brochure. Your goal is to provide sample note purchasing proposals based on the sale of their property using an owner financed note that can be sold in full or part at or shortly after closing.

Not only is this a great way to work the newly created note market, it also identifies active real estate investors. These active investors often hold an inventory of existing notes from prior sales that may generate additional leads.Check out your local paper and you will be surprised at the number ads waiting for your call!

Want to learn EVERYTHING about the note business, including how to find notes and receive proven marketing materials you can immediately use? Check out the Finding Cash Flow Notes Training!


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. eddie mitchell says

    if you have a note to sell send your name n addres to me eddie mitchell

    • Hello Eddie,

      Thanks for reading and commenting at Note Investor. Our readers are always interested in adding potential investors to their contacts. If you would like your company to be listed in our Directory of Note Buyers please feel free to contact me for details. We ask that you provide your note buying parameters (state, property type, lien position, credit, ITV/LTV, seasoning, etc.) along with a referral and documentation on notes purchased.

  2. Hi Tracy,

    first – thanks for this article. I am looking for ways to market the business and this is really great.

    My business partner suggested such a tactic and I wondered about it’s relevance, since it seems that most investors want to see some seasoning on a loan note before they’d consider buying. What are your thoughts on that?


    • Hello Tia! You are right that most note buyers want some seasoning or payments made on the private mortgage before purchasing. However, this can still be a cost effective marketing method for two reasons:

      1) You are able to make contact with the potential note holder upfront which helps establish a relationship and provide tips for creating a seller financed note that will be marketable to an investor once a few payments have been made.


      2) Sellers advertising property for sale with owner financing are likely to have some knowledge of selling notes. They might also hold existing notes in their inventory which already have some seasoning and are ready for purchase.

      All the best,

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