Last Updated on February 8, 2026 by T.J. Fitzgerald
While big banks push performing loans through public channels, the real opportunities in seller-financed notes hide in private hands—often with retirees, small business owners, or estate executors who want cash now but don’t broadcast it. Now in 2026, with mortgage rates stabilizing around 6% and foreclosure filings up notably (ATTOM reported a roughly 20–30% year-over-year increase in many periods through late 2025, signaling more stressed sellers), private note holders are quietly looking to offload for liquidity.
Anecdote: I connected with an accountant downstate who held a $52k performing note on a local commercial property. He needed funds for a family matter and wasn’t advertising anywhere. Through targeted outreach via professional networks and attorney referrals, I brokered it to a private investor in under two weeks, earning a $4,200 fee—zero capital outlay on my end. The key was sourcing efficiently: skip the small banks’ red tape and go straight to lists of private note holders.
Today, the same approach works even better. Use specialized lead lists to identify note sellers precisely– accountants, attorneys handling estates, or retirees with partial notes. Focus on first-position, performing notes $50k+ for easier brokering. When valuing a potential deal, plug the payment stream into a TVM calculator to show the seller their true yield versus a lump-sum offer, making your pitch data-driven.
Results vary depending on market conditions and due diligence—always verify title, payments, and consult professionals for compliance. Start small: broker referrals using other people’s money, build your track record, then consider partnerships for buying.
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