How to Find Distressed Properties, Talk to Sellers in Distress, and Help Them Sell with Confidence
Daniel Tromello
Some properties tell a story just by looking at them: overgrown yards, piled-up mail, a roof that’s begging for help. But what you can’t see is what’s really behind the door. For many homeowners, the reason a property falls into distress isn’t neglect. It’s grief. Or illness. Or a financial spiral that started quietly and suddenly became too big to climb out of.
There are homes sitting empty after a loved one passed. Others are still filled with memories of kids now grown, or a life that’s shifted unexpectedly. And while the signs of distress may seem obvious from the outside, what agents don’t always see is the shame, the fear, and the emotional weight keeping a seller from making a move.
This is where real estate gets personal. And where agents need to show up with more than just comps and timelines. Sellers in these situations aren’t waiting for a pitch; they’re waiting for someone who gets it. Someone who sees the human behind the property. Someone who understands that even a rundown house can still feel like home.
At REsolve, we know these deals don’t come from pressure. They come from patience, empathy, and genuine problem-solving. The homes may be in distress, but the people behind them deserve to be met with care and dignity. That’s how you build trust. That’s how you move things forward.
And when the time comes? That’s where REsolve comes in to help close the deal quickly, respectfully, and with the kind of support that keeps relationships intact.
Not every seller is ready to talk about what’s going on. But the property usually speaks first.
You might see an overgrown yard, mail collecting at the door, or a home that looks like it’s been paused in time. Sometimes it’s interior—unfinished repairs, outdated utilities, or signs the house hasn’t been lived in full-time. These are quiet indicators, but they mean something.
There are many types of distressed properties, and not all of them come with a formal label. Some are tied up in probate. Some are sitting vacant after a death in the family. Others belong to owners juggling too much - debt, health issues, family pressure - and the house starts slipping through the cracks.
In some cases, the seller might insist everything’s fine. Or they change the subject. Or they haven’t even considered listing. That silence doesn’t mean they don’t need help. It just means they’re not ready to say it out loud.
As an agent, being able to read those early signs, without pushing, is part of the work. It’s about understanding when a property is telling you what the owner isn’t quite ready to. And showing up in a way that keeps the door open when they are.
Distressed real estate doesn’t always look the same, but most situations fall into a few common categories. Understanding the basics can help agents recognize what they’re dealing with early, and start thinking about the right approach.
Each of these types of distressed properties comes with its own timeline, pressure points, and level of urgency. Agents who know the difference are better equipped to guide the conversation, and the eventual solution.
Even when the signs of distress are obvious, some owners still won’t talk about selling. They may dodge calls, push back on questions, or give half-answers that go nowhere. That resistance isn’t always about the property. More often, it’s about everything behind it.
Some distressed sellers are still trying to wrap their heads around what happened. A job loss. A family emergency. The death of someone they loved. When life is moving too fast, listing a home isn’t the first thing on anyone’s list. Others feel overwhelmed by the process, or ashamed they’ve let things slide. Even those who want to sell might feel frozen by indecision or guilt.
There are logistical roadblocks too. Multiple owners with different opinions. Legal issues that aren’t sorted out. A lack of savings to cover basic repairs or moving costs. All of this stacks up—and makes it easier for a seller to shut down than to move forward.
That doesn’t make them uncooperative. It makes them human.
The agents who know how to meet that resistance with patience instead of pressure are the ones who eventually get the deal. And more importantly, they earn the kind of trust that can open the door to real solutions.
The instinct might be to lead with numbers, timelines, or negotiation strategies. But when a seller is holding back, those things don’t move the needle. People need to feel understood before they’re willing to make big decisions. That’s where trust starts.
It starts with listening, not just to what’s said, but to what’s not. It shows up in small things: following up without pushing, being honest about what’s possible, offering to help solve a small problem before talking about the big one. It’s steady, consistent communication that makes room for the seller to stay in the conversation.
Agents who build trust first are the ones sellers come back to when they’re finally ready. And when that moment comes, it’s because someone took the time to see the full picture, not just the property.
Not every conversation with a property owner needs to end with a listing agreement. Sometimes, the win is simply helping them take the next right step, even if it’s small. That shift in focus, from selling to solving, can open doors that were firmly closed just days before.
There’s no one-size-fits-all approach, but agents who lead with flexibility tend to build more traction. A seller who’s hesitant might respond to:
Creative strategy in real estate investing means showing up with compassion, local knowledge, and resourcefulness. A well-placed solution, offered at the right time, can be what helps a hesitant seller take that first step forward.
Sometimes the best way to find distressed properties is through the kind of relationship that’s built over time, not forced in the moment. And sometimes the best deal is the one that happens when the seller feels safe enough to say yes.
These situations are rarely straightforward, which means agents need to be steady, empathetic, and ready to respond without rushing. Here are a few simple tips that help keep the dialogue open:
Handling tough conversations with dignity and consistency builds trust—and trust is what motivates a seller to take action when the time is right. You don’t have to convince. You just have to stay in the room.
By the time a seller says yes, a lot has already happened. Not just on the property, but in the conversations, the hesitations, the small moments where trust slowly started to take shape. And more often than not, REsolve has been there for all of it.
This is the kind of work we know how to do. Sitting at the kitchen table, figuring out what’s possible. Calling the brother who’s listed on the title but hasn’t been involved. Helping the owner understand next steps, then offering to help them pack. Sometimes it means helping them find a place to land before they ever sign. Other times, it’s helping them talk through the fear of letting go.
We don’t wait until the contract is in place. We’re already building the relationship, listening for what matters, and adjusting to meet it.
And when the moment comes - when they say they’re ready - we move. Fast, respectfully, and with a plan that fits. That might mean structuring a deal around probate timelines. It might mean closing in days because the window is small. It might mean stepping in with buyers or capital when no one else can move fast enough.
We’re here for the complicated ones. The quiet yeses. The moments that don’t fit a checklist.
Whether you're trying to close on a distressed property sale, find a cash buyer, or just keep things moving when a seller is overwhelmed, we step in with:
REsolve shows up early, stays present, and helps make sure the deal gets done in a way that honors the people involved—especially when a home holds more than just equity.
Some of the best deals in the real estate market don’t start with a listing. They start with a conversation. A moment of connection. A willingness to ask the harder questions and stay in it longer than most.
Agents who know how to read between the lines, who listen carefully, and who offer steady, real-world solutions are the ones who keep uncovering opportunities others miss. That’s the real way to find distressed leads that go somewhere. That’s how you build trust. That’s how you get the call when the seller is finally ready.
These deals aren’t always fast. They aren’t always clean. But they’re happening every day, and REsolve is here for all of it. From identifying distressed properties in your market to navigating conversations and closing with speed, we back agents who are doing this kind of work the right way.
If you’re buying a distressed property, working with a seller in crisis, or facing a deal that’s anything but simple, REsolve is built for this.
We step in early, stay present, and help you close with clarity, speed, and the kind of creative structure these situations demand. Whether you need a cash buyer, behind-the-scenes support, or someone who can talk to the seller directly, we’re ready to move.
You don’t have to carry the whole deal alone. You just have to reach out. We’ll take it from there.
