How to Find Houses to Flip: 12 Proven Strategies for 2025

Here’s the truth most new investors miss: flipping houses isn’t about swinging hammers; it’s about finding the right deal.

If you can consistently find properties at a discount, you’ve already won 80% of the battle. Everything else—the rehab, the sale, the profit—falls into place after that.

But in today’s market? Finding houses to flip takes more than just browsing Zillow and hoping something pops up. There’s more competition, less inventory, and way more noise.

The good news? You don’t need a huge budget or a decade of experience to find great flips. You just need a system—and that’s what this guide is all about.

I’ll walk you through exactly how to find houses to flip in any market, using proven strategies that work, even if you’re brand new. Whether you're flipping locally or virtually, wholesaling or fixing and flipping yourself, this is your roadmap.

Here’s what we’re going to cover:

• Why Finding the Right Flip Is 80% of the Battle
• What Makes a Good House to Flip
• 12 Best Ways to Find Houses to Flip in 2025
• How to Analyze a Property Before Flipping It
• FAQ: How to Find Houses to Flip

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Why Finding the Right Flip Is 80% of the Battle

Flipping houses 101 teaches us this exit strategy isn’t about luck; it’s about finding the right deal before someone else does. This is where most beginners get stuck. They spend weeks looking at properties, second-guessing themselves, and chasing deals that were never profitable in the first place.

Here’s the real secret: your profit is made the day you buy, not the day you sell. If you buy wrong—too high, too late, or in the wrong neighborhood—no amount of rehab will save that deal.

According to ATTOM’s latest Home Flipping Report, “297,885 single-family homes and condos in the United States were flipped in 2024, which represented 7.6% of investor flips.” The average gross profit? Around $72,000. “That was up from $67,846 in 2023 and translated into a 29.6 percent return on investment compared to the original acquisition price,” according to the Home Flipping Report.

In today’s market, inventory is tight, prices are volatile, and competition is fierce. Finding solid flip deals takes more than browsing online listings; it takes strategy, speed, and a clear understanding of what to look for.

If you can consistently find undervalued properties with real upside, you’re 80% of the way there. The rest is just lining up contractors, managing the rehab, and listing the property.

That’s why this guide doesn’t just teach you how to flip houses; it shows you how to find houses to flip. Master this skill, and everything else gets easier.

What Makes a Good House to Flip?

If you want to flip houses profitably, you need to get good at spotting the right type of property; the kind of deal that gives you room to make money without taking on massive risk.

So, what makes a house worthy of flipping?

The best houses to flip usually don’t need major structural repairs; they just need cosmetic work. Think outdated kitchens, old carpet, peeling paint, and overgrown landscaping. Those are all surface-level issues that make a house look worse than it really is, and that’s exactly where the opportunity lies.

In contrast, properties with foundation issues, roof damage, or serious mold problems? Those can quickly destroy your budget, especially if you’re just starting out.

You also want to focus on homes in safe, middle-income neighborhoods with strong buyer demand. You’re not just fixing the house; you’re positioning it for resale. That means picking areas where people actually want to live and buy.

Flipping houses can absolutely be lucrative, but it’s not without risk. You’re using your time, your money (or someone else’s), and betting on a timeline. That’s why the foundation of any successful flip starts with buying the right kind of property at the right price.

If you focus on cheap houses to flip with light-to-moderate repairs in solid neighborhoods, you’ll stack the odds in your favor from day one.

12 Best Ways to Find Houses to Flip in 2025

If you’re serious about flipping houses, you need to know where to find deals, and not just any deals, but ones that actually leave room for profit. The truth is, great flips don’t fall into your lap. You’ve got to go out and get them.

Luckily, I’ve got you covered. Below are 12 of the best ways to find houses to flip in today’s market. These strategies are beginner-friendly, time-tested, and used every day by real investors, including our students inside the Ultimate Investor Program:

• Search the MLS
• Use Zillow, Redfin, and Real Estate Apps
• Drive for Dollars
• Network with Real Estate Agents
• Partner with Wholesalers
• Attend Foreclosure Auctions
• Buy REOs and Short Sales
• Pull Tax Delinquent Lists
• Browse Craigslist and Facebook
• Use DealMachine, PropStream, and FlipScout
• Leverage REIA Groups
• Find Motivated Sellers Through Direct Mail

Let’s dive into each one—what it is, why it works, and how to start using it to find flip deals in your market.

1. Search the MLS

The MLS is hands-down my favorite place to find houses to flip, especially if you know how to work it. It’s not just for retail buyers. Investors use the MLS every day to lock up deals with motivated sellers, expired listings, and properties that need cosmetic work. The key? Move fast and build a relationship with an agent who understands your investment criteria. You can even automate your search with custom alerts for keywords like “fixer,” “as-is,” “investor special,” or “TLC.” Don’t overlook stale listings either; if something’s been sitting for 60+ days, the seller might be more flexible than they were at the start.

Pro tip: Look for homes listed right before the weekend. That’s when the best flips often sneak onto the market.

2. Use Zillow, Redfin, and Real Estate Apps

Free apps like Zillow and Redfin aren’t just for homebuyers; they’re powerful tools for flippers who know how to dig. Start by searching for terms like “fixer,” “investor special,” or “as-is” in the keyword filter. Sort by “oldest listing” to uncover properties that have been sitting for a long time; these are often overlooked gems with sellers who may be ready to negotiate. You can also set up saved searches and email alerts so you’re first to know when something hits the market. Want to go even deeper? Explore Zillow’s Foreclosure Center or FSBO section. Redfin also lets you track price drops, which can signal motivated sellers. Combine these with your local knowledge and you’ll start spotting patterns fast.

Pro Tip: Look for listings with poor photos or limited descriptions; most buyers skip them, which means less competition for you.

Read Also: Redfin Vs. Zillow

*For in-depth training on real estate investing, Real Estate Skills offers extensive courses to get you ready to make your first investment! Attend our FREE Webinar Training and gain insider knowledge, expert strategies, and essential skills to make the most of every real estate opportunity that comes your way!

3. Drive for Dollars

Driving for dollars is old-school, but it works. Jump in your car and cruise neighborhoods looking for properties that scream “distressed” and have chipped paint, overgrown lawns, boarded windows, and mail piling up. These are often owned by people who are either overwhelmed or disengaged, and that’s your opportunity. Jot down the addresses, look up the owners, and reach out by mail or skip-trace their phone number. You don’t need a big team to do this; just some time and consistency. Focus on older neighborhoods with high rental demand and low inventory. Even one solid lead from a weekend drive can turn into a very profitable flip.

Pro Tip: Use an app like DealMachine to snap photos, tag leads by condition, and instantly send mailers—no spreadsheets required.

4. Network with Real Estate Agents

Some of the best flip deals never make it to the public. They get snapped up the moment an agent hears about them, which is exactly why you want to be the investor they think of first. Build relationships with agents who specialize in distressed properties, estate sales, or probate. Let them know what you’re looking for: condition, budget, location, and timeline. Be specific. Agents want buyers who can close quickly and don’t waste time. If you show them you’re serious, they’ll bring you deals again and again. Follow up often, be professional, and stay top of mind. Relationships like this can feed your flipping business for years.

Pro Tip: Offer to pay agents a commission on off-market leads, even if there’s no listing involved—it gives them a reason to bring deals to you first.

5. Partner with Wholesalers

Wholesalers are in the trenches every day, hunting down motivated sellers and distressed properties. Instead of competing with them, work with them. Build a buyers list profile that clearly outlines your criteria—area, price range, bed/bath, rehab level—and share it with local wholesalers. When they get a property under contract, you’ll be one of the first people they reach out to. Just remember: most wholesalers move fast. You need to analyze deals quickly and be ready to commit. Yes, you’ll often pay a fee, but if the numbers work, it’s worth it. Many flippers build their entire pipeline from wholesale deals.

Pro Tip: Join Facebook groups or investor meetups and post exactly what you’re looking for: wholesalers are always searching for serious cash buyers.

6. Attend Foreclosure Auctions

Foreclosure auctions can be a goldmine for finding flip-worthy properties at deep discounts. These are homes being sold by lenders to recover unpaid mortgage balances. The catch? You’re buying as-is, usually without a walk-through or inspection, and often in cash. But if you do your homework—checking title records, liens, and comps beforehand—you can snag properties well below market value. Most counties list upcoming auctions online, so start tracking them weekly. It’s competitive, but if you’re quick on your feet and know your numbers, auctions can deliver some of the best flip deals you’ll find anywhere.

Pro Tip: Drive by the property beforehand and look for red flags (like squatters, extensive damage, or illegal additions) before bidding.

7. Buy REOs and Short Sales

REOs (real estate owned) and short sales are both distressed properties, but unlike auctions, they usually come with a chance to inspect before buying. REOs are bank-owned homes that didn’t sell at auction, while short sales happen when a homeowner sells for less than they owe, with the bank’s approval. Both options can offer serious discounts, especially if the property’s been sitting on the market. Work with agents who specialize in these deals, since the paperwork and timelines can be tricky. But if you’re patient and persistent, this strategy is perfect for flippers who want lower risk and more control.

Pro Tip: Search the MLS with filters for “short sale” or “REO” status, or use sites like HomePath and HomeSteps to find government-backed REOs.

8. Pull Tax Delinquent Lists

When a homeowner falls behind on their property taxes, that’s often a sign of financial stress and a perfect opportunity for investors. You can request tax delinquent lists from your county assessor or treasurer’s office. These lists contain the names and addresses of property owners who haven’t paid their taxes, sometimes for years. Reach out to these homeowners directly with mail, cold calls, or door knocks. You’ll be surprised how many are open to selling, especially if the property is run-down or vacant. This is one of the most underrated ways to find off-market flip deals.

Pro Tip: Focus on properties with multiple years of unpaid taxes; these owners are usually more motivated and closer to facing legal action or auction.

9. Browse Craigslist and Facebook

Believe it or not, Craigslist and Facebook Marketplace are still great places to find houses to flip, especially For Sale By Owner (FSBO) listings. Many of these sellers don’t want to deal with agents or commissions, and they’re often in a hurry to offload the property. Look for vague listings with bad photos or phrases like “needs work,” “sold as-is,” or “bring your tools.” Reach out directly and be ready to move fast. The key here is consistency. Check new listings daily, especially early in the morning before the competition sees them.

Pro Tip: Post your own “We Buy Houses” ad in local Facebook groups and Craigslist sections—motivated sellers will often reach out to you first.

10. Use DealMachine, PropStream, and FlipScout

These investor-friendly platforms make finding flip deals faster and more efficient. DealMachine is perfect for driving for dollars—snap a photo, skip trace the owner, and send a postcard, all from your phone. PropStream gives you nationwide access to data on pre-foreclosures, liens, vacant homes, and more. FlipScout is a free tool that helps you filter for profitable flips based on estimated ROI, repair costs, and rental income potential. Use one or combine all three to streamline your lead pipeline and zero in on properties that fit your flipping criteria.

Pro Tip: Stack filters in PropStream—like absentee owner + vacant + equity—to create high-quality lead lists you can market to directly.

11. Leverage REIA Groups

Real Estate Investor Associations (REIAs) are local meetups where flippers, landlords, wholesalers, agents, and lenders come together to network and do deals. This is where you shake hands, ask questions, and learn from people actually doing the business. Many REIAs host monthly meetings, and some even include deal pitches where investors showcase properties they want to offload. It’s one of the fastest ways to get plugged into your local market and meet wholesalers, private lenders, or other flippers who need buyers. Show up consistently, bring value, and people will start bringing opportunities your way.

Pro Tip: Don’t just show up—speak up. Stand up during the “wants and needs” portion and tell the room exactly what kinds of houses you’re looking to flip.

12. Find Motivated Sellers Through Direct Mail

Direct mail is still one of the most effective ways to find motivated sellers, especially when targeting off-market properties. Start with a well-curated list: absentee owners, tax delinquent properties, code violations, or inherited homes. Then, send handwritten-style postcards or letters that feel personal, not corporate. Keep the message simple: you’re a local buyer looking to purchase as-is and close quickly. The key to success here is consistency. Most deals come after the second or third mailing. Track your responses and double down on what’s working. When done right, this strategy builds a pipeline of sellers that no one else knows about.

Pro Tip: Use a service like Ballpoint Marketing or Launch Control to automate and personalize your campaigns without licking a single envelope.

How to Analyze a Property Before Flipping It

If you want to succeed in flipping, you need to know your numbers well. That starts with analyzing the deal the right way, and avoiding the most common rookie mistake: overpaying.

Here’s the formula that every smart flipper lives by:

After Repair Value (ARV) × 70% – Estimated Repairs = Maximum Purchase Price

The ARV is what the property will be worth after it's fully renovated. To estimate it, look at recently sold comps in the neighborhood that match your flip in size, condition, and location. Then, calculate the cost of renovations based on what needs to be fixed, updated, or replaced.

Let’s say the ARV is $300,000, and the rehab will cost $50,000. Using the 70% Rule:

• $300,000 × 70% = $210,000
• $210,000 – $50,000 = $160,000 → That’s your max offer

Pro Tip: Use a simple spreadsheet or our very own ARV calculator to run your numbers before making any offer. Let the math guide your decisions, not emotion.

FAQ: How to Find Houses to Flip

Still have questions about how to find houses to flip? You're not alone. Whether you're just getting started or looking to sharpen your strategy, here are answers to the most common questions real estate investors ask when searching for profitable flip deals.

What is the best way to find houses to flip?

The best way to find houses to flip is through a mix of MLS searches, off-market strategies, and direct outreach to motivated sellers. Combining multiple lead sources gives you the best shot at consistent deal flow.

Can you flip a house with no money?

Yes, many investors start by wholesaling or using other people’s money through hard money lenders or private lenders. The key is bringing the deal, not the cash.

What is ARV in house flipping?

ARV stands for After Repair Value — the estimated market value of a property once it’s fully renovated. It’s the foundation of every flip deal analysis.

What platforms are best for finding flip deals?

Some of the best platforms for house flipping include PropStream, DealMachine, Zillow, Redfin, and FlipScout. These tools help investors uncover off-market and distressed opportunities.

How do I calculate repair costs for a flip?

You can estimate rehab costs using contractor bids, local averages, or a cost-per-square-foot formula. Always include a buffer for unexpected issues.

Where do I find motivated sellers?

Look for distressed owners through tax lien lists, code violations, probate leads, and absentee-owned properties. Direct mail and skip tracing can help you contact them directly.

How do I know if a property is a good flip?

A good flip has cosmetic issues, strong resale potential, and enough margin using the 70% Rule. It should be in a neighborhood with demand and comps to support your ARV.

What’s the 70% Rule in flipping?

The 70% Rule means you should pay no more than 70% of the ARV minus repair costs. It helps protect your profit margin and limit risk.

Can I find flips on Zillow or Redfin?

Yes, search for keywords like “fixer,” “as-is,” or “TLC,” and filter by oldest listings. Many investors score great deals just by knowing how to search smarter.

What’s the biggest mistake new flippers make?

Overpaying. Not knowing how to find houses to flip, running bad numbers, or buying in the wrong area are the fastest ways to lose money in this business.

Final Thoughts on How to Find Houses to Flip

If you’ve made it this far, you already know that learning how to find houses to flip is the single most important skill you can develop as a real estate investor. It’s not about luck or timing; it’s about strategy, consistency, and knowing where to look.

From the MLS to off-market outreach, from apps to auctions, you now have a toolbox full of ways to uncover flip-worthy properties in any market. The best investors don’t wait for the “perfect” deal; they know how to create one by finding the right property, analyzing it correctly, and taking action.

So, whether you’re flipping your first house or your fiftieth, remember: the money’s in the buy. Master this part of the process, and everything else will fall into place.

Ready to Take the Next Step in Real Estate Investing? Join our FREE live webinar and discover the proven strategies to build lasting wealth through real estate.

Whether you're just getting started or ready to scale, we'll show you how to take action today. Don't miss this opportunity to learn the insider tips and tools that have helped thousands of investors succeed! Seats are limited—Reserve Your Spot Now!

*Disclosure: Real Estate Skills is not a law firm, and the information contained here does not constitute legal advice. You should consult with an attorney before making any legal conclusions. The information presented here is educational in nature. All investments involve risks, and the past performance of an investment, industry, sector, and/or market does not guarantee future returns or results. Investors are responsible for any investment decision they make. Such decisions should be based on an evaluation of their financial situation, investment objectives, risk tolerance, and liquidity needs.