Build a street-smart, lead-generating army to bring you off-market deals on autopilot!
Want more deals without paying for expensive marketing or doing hours of cold outreach?
Then it’s time to build your Bird Dog Network — a squad of everyday people and hustling wholesalers who bring deals straight to your inbox 
This cheat sheet gives you:
Word-for-word scripts A simple payment model A step-by-step checklist Bonus tech + tools to scale it fast 
Two Types of Bird Dogs (And How to Recruit Them Like a Pro)
1. Scouts – Everyday Deal Spotters 
Scouts are people already working your local area who spot distressed properties or hear about motivated sellers in their daily routine.
Think of it like having hundreds of boots on the ground without hiring a sales team 
Top Scout Sources:
Mail carriers
Utility readers
Door-to-door salespeople
Trash collectors
Landscapers or roofers
Delivery drivers
Contractors or appraisers
Even friends or neighbors
Compensation Model:
$500–$1,000 per closed deal (only if you buy the house!) Optional: Pay $25–$50 for qualified leads with photos and owner contact
Scout Recruitment Script (Copy & Paste)
Use this to pitch anyone you think could send leads your way:
“Hey! I’m a real estate investor and I specialize in buying distressed properties in [your market]. If in your daily routine you come across a vacant or rundown home — or know someone who wants to sell quickly — shoot me the address (and if possible, the seller’s name or phone).
If I end up buying it, I’ll pay you a $500 to $1,000 referral fee just for the lead!”
Pro Tip: Create a Google Form or JotForm so they can easily submit leads via phone 
2. Wholesalers – Contract-Holding Deal Partners 
Wholesalers already have homes under contract and just need a buyer (aka YOU) to take it over and close.
They’ve done the hard work negotiating with the seller You just run your numbers and buy if the deal fits They get paid from the spread (assignment fee)
Example Deal:
Wholesaler price: $55,000
Your price: $65,000
Assignment fee: $10,000
3 Steps to Work with Wholesalers Like a Pro 
Step 1: Qualify the Wholesaler
Use this simple script to vet wholesalers and understand their volume:
“Me and my investors are looking to purchase 12–15 homes in the [Your Area] market over the next 12 months.
On average, how many deals are you flipping per month right now?”
Pro Tip: The phrase “me and my investors” adds instant credibility — even if you’re just getting started.
Step 2: Share Your Buy Box 
Don’t just say, “Send me deals” — tell them exactly what you want.
Location Property type Bedroom/bath minimum Deal formula (ARV x 0.70 – repairs)
Use this script to share your criteria clearly:
“Let me share exactly what I’m looking for so you can send me deals I’ll actually buy. I’m focused on [North Side of City], minimum 3 beds, 1,000+ sqft, and I typically buy at 70% of ARV minus repair costs.
What’s the best way to get notified when you’ve got deals? Can you add me to your email list?”
“Also, what’s your process for submitting offers? Should I reach out to you directly, or is there someone else I should contact?”
Step 3: Stay Plugged In & Follow Up Weekly
Keep a Google Sheet of all wholesalers you connect with, including:
Email
Phone
Market focus
Volume Whether they’re active or new
Follow-up text idea (send every Monday):
“Hey [Name]! Got anything hot this week? Still looking for 2–3 deals this month!”
BONUS: Tools to Streamline & Scale 
Lead Submission Form Template:
Use Google Forms or JotForm to collect:
Address
Property photos
Owner name/contact
Notes on condition
Mapping Made Easy:
Teach bird dogs to drop a Google Maps pin if unsure of an address
Visual Proof = Better Leads:
Ask for at least 3–5 photos from the street if possible
Gamify It!
Create a monthly leaderboard — reward top scouts with bonuses, gift cards, or shoutouts 
Final Thoughts: Build Your Bird Dog Pipeline, Close More Deals 
Leads are the lifeblood of real estate. And the best part? You don’t need to find every deal yourself.
Use the scripts.
Recruit aggressively.
Pay fairly and fast.
Build momentum every single week.
Need Help Selling Your Investment Properties?
If you’re looking to sell your investment properties quickly and for top dollar, check out our Property Disposition Services. We specialize in helping investors like you sell their properties to our nationwide network of qualified buyers.
Disclaimer: This article is for informational purposes only and does not constitute financial or legal advice. Always consult with qualified professionals before entering into real estate transactions.