Get Off-Market Deals That Match Your Buy Box
Expert Land Sellers sources distressed and off-market properties across New York, New Hampshire, Massachusetts, Connecticut, Pennsylvania, Vermont, and Maine.
Join our buyer network and tell us exactly what you buy, so we can match opportunities to your acquisition criteria.
What You Get as a Buyer
Straightforward deal flow built around what you actually buy, not a blast list.
Off-Market Opportunities
Properties sourced outside the traditional retail-sale process, direct from owners in motivated situations.
Buy-Box Matching
We use your markets, price range, property type, and rehab tolerance to identify opportunities that are relevant to you.
Direct Deal Details
The property information and numbers you need to evaluate an opportunity and run your own analysis.
Multiple Property Types
Single-family, multifamily, condos, mixed-use, land, and other investor opportunities when available.
Northeast Coverage
Opportunities across our target markets in seven Northeast states, sourced from local acquisition activity.
Direct Communication
Clear communication on availability, access, deadlines, and next steps. You deal with us, not a chain of middlemen.
How the Buyer Network Works
Three steps. No obligation to buy anything you do not want.
Tell Us What You Buy
Complete the buyer application with your markets, property types, price range, rehab tolerance, funding, and closing ability.
We Match Opportunities
When we have a property that fits your criteria, we can send you the deal information. Not every buyer receives every property.
Review and Decide
Run your numbers, complete your own due diligence, and move forward only if the opportunity works for you.
Types of Deals We Source
Opportunities may include the following. Availability varies by market and by what we have under contract at any given time.
Single-Family
Detached homes across rural, suburban, and secondary urban markets.
2–4 Family
Small multifamily, sometimes with tenants in place.
Multifamily
Larger unit counts when they come through our acquisition pipeline.
Condos & Townhouses
Attached product in markets where investor demand supports it.
Mixed-Use
Combined residential and commercial buildings.
Vacant Land
Rural acreage, buildable lots, and land parcels.
Heavy Rehab
Properties needing substantial work, priced to reflect condition.
Fire & Major Damage
Damaged structures for buyers equipped to handle that scope.
Development
Teardown and development-oriented parcels where zoning allows.
Where Our Opportunities Come From
We focus on owners facing a situation where a fast, certain sale genuinely helps them. That is what creates deal flow you will not find sitting on the MLS.
Foreclosure
Owners working against a timeline who need certainty before a sale date.
Tax Delinquency
Properties carrying unpaid taxes where the owner wants a clean exit.
Inherited & Probate
Estate property where heirs prefer a straightforward sale over a listing.
Tired Landlords
Owners done with management, turnover, or problem tenancies.
Divorce
Situations where both parties need a defined timeline and a clean split.
Vacant Property
Long-empty homes that have become a carrying cost instead of an asset.
Major Repairs
Homes needing work the owner is not in a position to fund.
Code Issues
Properties with open violations or municipal pressure to resolve them.
Every seller we work with chooses to sell on terms they agree to. We are transparent with sellers about what we do, and pricing reflects condition, timeline, and the specifics of each property.
Markets We Source Deals In
Active acquisition focus across seven Northeast states.
New York
Hudson Valley, Capital Region, Finger Lakes, and Western New York, including Poughkeepsie, Schenectady, Troy, and Newburgh.
New Hampshire
Manchester, Nashua, and surrounding Hillsborough County. No state income tax makes New Hampshire an attractive hold market.
Massachusetts
Worcester County, Springfield, and the Pioneer Valley. Steady rental demand in secondary markets.
Connecticut
Hartford County, Bridgeport, and Fairfield County. Positioned between Boston and New York City.
Pennsylvania
York, Lancaster, Reading, and Allentown, plus the surrounding South Central and Lehigh Valley markets.
Vermont
Burlington, Rutland, and rural Chittenden and Rutland Counties. Tight inventory makes off-market access especially useful here.
Maine
Portland and surrounding Cumberland County, along with rural inland and coastal parcels.
Who We’re Looking For
The network works best when everyone in it is ready to act on a deal that fits.
Active Buyers
Investors currently in the market and looking to acquire, not researching for later.
A Clear Buy Box
You know the markets, price points, and property types you want, and you can state them plainly.
Ability to Perform
Realistic access to funds, and the ability to close within the timeline you commit to.
Responsive Communication
You review opportunities and give a clear yes or no without long delays.
Funding and Performance Expectations
You do not have to be an all-cash buyer. We work with investors using a range of capital sources, as long as you can perform on what you agree to.
What matters is your ability to close on the terms and timeline you commit to. Proof of funds may be requested where appropriate, particularly on time-sensitive opportunities. If your funding depends on a partner or a lender approval, tell us on the application so we match you accordingly.
Fees and How Deals Are Structured
You should know how we get paid before you look at a single deal.
We operate on a standard wholesale assignment model. On most transactions we hold a property under contract and assign that contract to a buyer in the network. Our fee is the assignment fee.
The fee is disclosed on every deal sheet before you commit to anything. There are no membership fees, no subscription, and no charge to join the network or to receive opportunities. Fee amounts vary by deal size, condition, and complexity, and are set per transaction rather than by a fixed schedule.
Some transactions may be structured differently, such as a double close or a joint venture. Where that is the case, the structure is explained on that specific deal before you commit.
Why Buyers Work With Expert Land Sellers
Targeted Northeast Sourcing
We are not a national blast list. Our acquisition effort is concentrated in seven states we actually know.
Distressed-Property Focus
Foreclosure, tax delinquency, probate, and heavy-condition property is the core of what we source.
Direct to the Seller
We work with owners directly rather than passing along another wholesaler’s contract.
Realistic Property Information
We describe condition as it is. You will not show up to a property that looks nothing like the writeup.
Straightforward Expectations
Fee disclosed upfront, timeline stated upfront, no pressure tactics.
Responsive Coordination
One point of contact from first look through closing coordination on the seller side.
Join the VIP Cash Buyer Network
Tell us where you buy, what you buy, and how you fund your acquisitions. We’ll use your criteria to determine which opportunities may be relevant to you.
Serious buyers only. Every application is reviewed before access is granted.
Buyer Questions
Is there a fee to join the buyer network?
No. There is no membership fee, subscription, or charge to join or to receive opportunities. We are paid through the assignment fee on a transaction, and that fee is disclosed on the deal before you commit to anything.
Do you send every deal to every buyer?
No. Opportunities are matched against the buy box you give us on the application — your markets, price range, property types, rehab tolerance, and closing ability. A property that does not fit your criteria will not be sent to you, and a property that fits several buyers may go to more than one.
What types of properties do you source?
Single-family, 2–4 family, larger multifamily, condos and townhouses, mixed-use, vacant land, heavy-rehab property, fire and damage cases, and development parcels. What is available at any given moment depends on what we have under contract, so we cannot promise a specific type on a specific timeline.
Do I have to buy with cash?
No. Buyers in the network use cash, hard money, private money, bank and commercial financing, and JV capital. What matters is that you can perform on the terms and timeline you agree to.
Will I need to provide proof of funds?
It may be requested, particularly on time-sensitive opportunities, to confirm your ability to perform. You can indicate on the application whether proof of funds is available now or upon an accepted offer.
What markets do you cover?
New York, New Hampshire, Massachusetts, Connecticut, Pennsylvania, Vermont, and Maine.
How quickly do I need to respond to a deal?
Opportunities can move quickly, and response time is often what decides who gets a property. Each deal will state its own timeline. We do not apply an arbitrary countdown, but slow responses generally mean the property goes to someone else.
How do I update my buying criteria?
Reply to any deal email or call us at 603-704-1007 and tell us what changed. You can also resubmit the application with your updated criteria and we will use the most recent version.
Ready to See Deals That Fit Your Buy Box?
Join the Expert Land Sellers buyer network and tell us exactly what you’re looking to acquire.
Join the Buyer NetworkPrefer to talk first? Call 603-704-1007.
Expert Land Sellers — off-market and distressed property acquisitions across the Northeast.
Expert Land Sellers is a real estate investment company. We are not a brokerage and do not provide legal, tax, or financial advice. Properties are offered for sale or assignment to investors who conduct their own due diligence.