Saturday, May 27th, 2017

RSS Feed for This PostCurrent Article

How to Make Awesome Sauce (Top 47 MLS Keywords for Investors)

A while back I posted an article about how investors can get access to the MLS without a license.

I was quite surprised, honestly, by how much buzz that post generated at the time. Judging by the extensive and saucy comments, some folks absolutely loved it, while others got their feathers more than a little ruffled.

Today I want to follow up with a little more tasty MLS goodness for investors…but this time we’ll share a recipe on how to make your own batch of Awesome Sauce, using some of the best, locally grown, organic MLS keywords an investor can find.

Recipe for Awesome Sauce

What You Need:

mls access and keywords

(If you’re clever, you will notice the symbolism of bread and butter. Bah- ha- ha!!!)

MLS ACCESS + customization and key words = Awesome Sauce.

We’re looking for properties listed in the MLS that kind of smell like they might be a deal for an investors like us. To do this, we’ll be looking for key ingredients (keywords) in the listing that will give you clues. Please note that your MLS may differ slightly from mine, depending on the platform your local board of Realtors uses. But the principles should be the same.

  1. Open your local MLS.
  2. Go to the search page, where you can input whatever criteria you might need or want.
  3. Enter your basic search criteria for whatever type(s) of deals you’re focusing on (area, price range, beds/baths, etc.)
  4. Make sure you’ve got search fields for listing remarks, like “Public Remarks”, “Realtor Remarks” etc. If not, then you may need to “add more search criteria”.
  5. Make sure that you’ve got the search criteria set to search for “contains (keyword)” and not “equals” or “contains all”.
  6. Input your top MLS investor keywords in the search fields for”Public Remarks” and “Realtor Remarks”. (see ingredients below)
  7. Save this search and setup a automatic daily search to run for you based on these parameters.

I asked a handful of my investor friends to send me their top MLS keywords to search for, then I mashed them up with my own, and here’s the compiled list of what we came up with…

  • probate
  • inheritedbest mls keywords for investors
  • foreclosure
  • short sale
  • preforeclosure
  • estate
  • bring all offers
  • junker
  • must sell
  • investor special
  • special warranty deed
  • quit claim deed
  • heir
  • heirs
  • TLC
  • motivated
  • fixer
  • fixer upper
  • fixer-upper
  • repairs
  • as-is
  • as is
  • relocation
  • rented
  • tenant
  • do not disturb tenant
  • owner will carry
  • owner will carry 2nd
  • owner finance
  • owner will finance
  • personal rep
  • personal representative
  • estate
  • trustee
  • basement issues
  • basement repairs
  • basement problems
  • foundation issues
  • foundation repairs
  • foundation problems
  • structural issues
  • structural repairs
  • structural problems
  • no FHA
  • lease option
  • engineer report
  • price change

Depending on the type of deal you’re focusing on, many of these may not make sense for you to include. Just pick and choose those that do, and keep trying until you get the right results. Awesome sauce takes some practice to perfect, but once you do it is spicy and well worth it!

Serve and Enjoy!

Any thoughts on this? Got any tasty keywords my Alpha team and I missed? Leave a comment below…

GD Star Rating
How to Make Awesome Sauce (Top 47 MLS Keywords for Investors), 4.5 out of 5 based on 8 ratings


JP Moses is a roughly-hewn man-child who first got into REI after reading Rich Dad, Poor Dad back in Y2K and went full time in 2002. He's tinkered in everything from landlording to short sales to rehabs to Realtoring to REOs to notes to owner financing, blah, blah, blah...Till he finally stuck his flag deep into wholesaling and has since flipped somewhere north of a couple hundred deals.

JP's not a “guru” but also doesn't think it's a bad word. Among his core values are authenticity, creativity, big honkin' value, general fun-ness and being unshaven. He's super proud to be chief blogger guy at and host of the free REIology podcast. He also thoroughly enjoys sharing his 53 best real estate investing forms with anyone who wants them. You should totally check that out. :-)

  • Jared

    Relocated, vacant, out of state, just a few off the top of my head?

  • strugglinginvestor

    if your MLS system doesn’t give you the option to pick ‘contains’ you can use wildcard characters to do the same thing. These wildcard characters are ‘ * ‘ or ‘ % ‘ depending on your MLS system.


    Remarks = ‘%Bank%’
    Remarks = ‘*Bank*’

    Remarks = ‘Bank%’
    Remarks = ‘Bank*’

    Remarks = ‘%Bank’
    Remarks = ‘*Bank’

    Hope that helps

  • Shawn

    I suggest you add these let words:

    Water issues
    Water problems
    Not responsible

    Something a weeping tile job can fix.



  • kelly miller

    This is good stuff right here! Thank you JP!!

  • Paula Santos

    Great writeup right here. Thanks for sharing these.

  • citydwellers

    This is great Information to know. Thank You For Sharing…Please keep Going.

  • Mary Gregory

    Thanks for this, it was really helpful!