Consistent Listings builds listing leads for investor-focused agents by reaching landlords in your zip codes while they search how to sell a rental with a tenant in place, what depreciation recapture costs and how a 1031 exchange works, then a US-based ISA team calls each lead within minutes and books the qualified ones as in-person appointments. Most agents sign two to three listings in their first 100 days, and we guarantee at least one in writing or your money back.
- Landlords search tenant, tax and 1031 questions weeks before they search for an agent, so the ad has to answer those first.
- Absentee-owner lists are sold to every investor and wholesaler in the county, which is why cold calls stall before the meeting.
- YouTube targets by zip code, household income bracket and search intent, which Facebook and Google housing categories do not allow.
- Our US-based ISA team confirms tenant status, timeline and title before booking a landlord appointment on your calendar.
- The 100-day guarantee applies to investor-agent campaigns the same way: a signed listing or a full refund.
What landlords search before they call an agent
A landlord rarely opens with a search for an agent. They start with the tenant, the tax bill or the number.
The phrases below are the ones we build investor-agent campaigns around.
| Search phrase | Intent stage | What the ad says |
|---|---|---|
| how to sell a rental property with tenants | research | You can sell with a tenant in place. Here is how I handle notice, showings and the lease so the sale still closes. |
| should I sell my rental property | research | Whether to sell or keep your rental comes down to three numbers. Here they are. |
| what is my rental property worth | valuation | A rental is priced two ways, on rent and on comps. Here is which one gets you more. |
| capital gains tax on selling rental property | research | The tax on a rental sale is not one number. Here is what changes it and what to ask your CPA. |
| depreciation recapture when selling rental | research | Depreciation you took comes back at the sale. Here is how it works and how a 1031 can defer it. |
| how to sell a duplex | timing | A duplex sells to two kinds of buyers. Here is how I market to both at once. |
| tired of being a landlord | timing | If you are done with tenants and repairs, here is how to exit without giving the equity away. |
| investor friendly real estate agent near me | agent | Before you hire an agent for a rental, ask them these three questions about tenants, taxes and pricing. |
The agent-stage phrase moves fastest, but research-stage phrases carry the volume: whoever answers the tenant or tax question first tends to get the call later.
Why investor-agent leads from lists and portals do not turn into listings
"Every landlord I call has already heard from ten investors and three wholesalers this month."
Absentee-owner and high-equity lists are sold to everyone, so the owner hears from cash buyers long before any agent picks up the phone.
"I get the listing, then the tenant will not let anyone in and the deal stalls."
Without a plan for notice, showings and the lease set up on day one, tenant access kills the timeline before it starts.
"The owner wants a number I cannot defend because they priced it off the rent, not the comps."
Rental owners think in cap rates and gross rent, and the first meeting gets spent closing the pricing gap instead of building the plan.
"My investor buyers are hungry but I cannot find the sellers before they take a lowball."
The seller's first search is about tenants and taxes, not about hiring an agent, so listing-only ads never reach them at the moment that matters.
A YouTube campaign for YouTube ads for investor-focused agents reverses that order: the landlord chooses to watch you first, and our team calls the moment they raise a hand.
The system, fitted to investor-focused agents
01 Deploy what already works
We take the seller ad framework already producing listings across every market we run in and fit it to rentals and small multi-family in your zip codes. You record once, off a script we write, in about an hour. The script answers the tenant or tax question first and introduces you second.
02 Precision targeting
We reach owners in your zip codes searching the phrases in the table above, plus in-market behaviour around rental property and landlord insurance. Targeting is by location, search behaviour and income bracket, never by protected class.
03 ISA qualification
Our US-based team calls every lead within minutes. The first call confirms whether the property is a rental, whether a tenant is in place and the lease end date, and whether the owner has actually decided to sell.
04 You close
A qualified appointment lands in your calendar with the owner's tenant status, rent, title situation and 1031 intent already written up. You arrive knowing whether this is a vacant flip, a tenant-in-place sale or a portfolio move. Ads usually live within about a week of your recording, sometimes inside 72 hours, and the 100-day clock starts then.
Targeting landlords and small investors on YouTube
Targeting for an investor-agent campaign is built from location and behaviour, not from who the owner is. The layers below are the ones that matter for rental and small multi-family sellers.
Geography is your zip codes weighted to areas with a high share of rental and small multi-family housing, sized to one agent per market on a population of roughly 250,000 to 750,000. Signals layer on top: search intent for sell my rental property, 1031 exchange and what's my home worth, plus in-market behaviour around landlord insurance and real estate investing, combined with homeowner status and income bracket. Exclusions keep the audience clean: renters, licensed agents, and people already in your database where the platform allows it.
Targeting uses location, search behaviour and income bracket only, never any protected characteristic, and the creative is written for every property owner regardless of who rents from them. Lease turnover peaks in late spring and summer, year end and January bring tax-driven decisions, and 1031 sellers arrive on their own clock all year.
What our ISA team asks a landlord before booking
A landlord appointment only counts if the owner can actually sign. The team confirms that before it books.
| Question | What a good answer sounds like | What we do not book |
|---|---|---|
| Is this a property you live in or one you rent out? | It is a rental, or it was a rental and is now empty. | Owner-occupied with no plan to sell |
| Is there a tenant in place, and when does the lease end? | Month to month, or a lease ending within a few months, or vacant. | A long lease and the owner refuses to sell with the tenant in place or wait |
| Have you decided to sell, or are you weighing it? | We have decided; we are working out timing and tax. | Just checking what it might be worth for a refinance |
| Rolling proceeds into another property, or cashing out? | Either, stated clearly; a 1031 answer means a timeline exists. | No answer and no timeline |
| Is anyone else on title who needs to agree? | Yes, and they are on board. | A co-owner who has not agreed to sell |
| Have you signed anything with another agent or accepted a cash offer? | No. | Already listed or under contract |
When those answers line up, the appointment goes on your calendar with notes attached. When they do not, the lead stays in nurture until the situation moves, per appointment setting for investor-focused agents.
What a qualified investor-agent listings appointment looks like
The trigger here is usually the same: a tenant giving notice or a lease ending, leaving the owner with a vacant unit and a decision. Our US-based ISA team picks the call up, not you. They dial in an average of 48 seconds and work a 10-point qualification before anything reaches your calendar. 95% of what they book shows up.
These are the points that decide it for investor-agent listings.
| What the team confirms | What gets it booked | What gets it declined |
|---|---|---|
| Is this a property you live in or one you rent out? | It is a rental, or it was a rental and is now empty. | Owner-occupied with no plan to sell. |
| Is there a tenant in place right now, and when does the lease end? | Month to month, or a lease ending within a few months, or vacant. | A long lease and the owner refuses to sell with the tenant in place. |
| Have you decided to sell, or are you weighing selling against keeping it? | We have decided; we are working out timing and tax. | Just checking what it might be worth for a refinance. |
| Are you planning to roll the proceeds into another property, or cash out? | Either, stated clearly; a 1031 answer means a timeline exists. | No answer and no timeline. |
| Roughly what does it rent for, and are you selling it as a rental or empty? | Knows the rent and has a view on how to sell it. | Does not know the rent or who manages it. |
What usually gets one declined is the same thing that makes it hard work: [object Object]. Before you drive out you get the recording, the transcript and a written brief on motivation, timeline and price expectation.
What investor-focused agents ask before they start
Investors do not watch YouTube ads, they go straight to the MLS or their own network. The owner who is selling is not shopping the MLS. They are searching how to sell with a tenant and what the tax hit is, and that search is what we target in your zip codes.
My clients are buyers. I do not need seller leads. Every listing you take from a landlord is also a buyer who needs a replacement, often on a 1031 clock. The listing is the way in.
Landlords are price-driven and will list with whoever charges least. The owner who has watched you explain tenant notice and recapture is not shopping on fee. Trust is built before the ISA calls, and our team qualifies motivation before anything reaches your calendar.
I already buy absentee-owner lists and call them. So does everyone else in the county. These homeowners chose to watch you, are never shared with another agent, and you are the only agent we take in your market, backed by the 100-day guarantee.
Investor-agent listings in Canada
Canada changes the tax conversation, not the targeting. There is no 1031 equivalent: the gain on a rental sale is taxable in the year of sale, with capital cost allowance recapture, so Canadian scripts drop 1031 references and speak to CCA recapture and the fact that the principal residence exemption does not apply to a rental. Provincial tenancy acts, such as Ontario's Residential Tenancies Act and British Columbia's Residential Tenancy Act, set notice periods for showings and strict rules on ending a tenancy for a buyer's own use, with the provincial landlord-tenant board involved when a dispute arises.
The math runs in CAD instead of USD, and the rest of the system stays the same: your zip codes, your script, your ISA calls. Our YouTube ads for real estate agents service runs the same stack for Canadian agents, adjusted for the tenancy rules in your province.
Related reading:
Questions, answered
How do I get listings from landlords instead of cold calling absentee-owner lists?
A YouTube campaign reaches landlords while they search how to sell a rental with tenants or what the tax hit is, weeks before they think about hiring an agent. The owner chooses to watch you, so the first conversation starts with trust rather than a cold call. Our US-based ISA team calls every lead within minutes and books only the ones who have actually decided to sell.
Can YouTube ads target landlords and rental property owners in my zip codes?
YouTube ads target landlords by zip code, household income bracket and search intent around phrases like sell my rental property and 1031 exchange, plus in-market behaviour around rental property and landlord insurance. Facebook and Google Search restrict this kind of targeting under their housing policies, but YouTube, owned by Google, still allows it. Renters and licensed agents are excluded from the audience.
Do investor sellers respond to video ads or only to their own network?
Investor sellers respond to video ads that answer the tenant or tax question they are already searching, because their own network usually only offers a cash buyer, not a market comparison. A landlord who watches you explain depreciation recapture or tenant notice arrives at the call already trusting the answer. The ISA team then confirms motivation, tenant status and timeline before booking.
How does a 1031 exchange change the timing of a listing?
A 1031 exchange puts the seller on a fixed clock: 45 days to identify replacement property and 180 days to close through a qualified intermediary, so the listing has to launch and sell inside that window. The ISA team asks about 1031 intent during qualification so the appointment notes include the timeline. This is general information, not tax advice, and every seller should confirm the details with a CPA.
How does the ISA team qualify a landlord who has a tenant in place?
The ISA team asks whether the property is month to month or on a lease with an end date, whether the owner has decided to sell, and who else is on title before booking. A tenant with a long lease and an owner who will not sell with them in place or wait for the lease to end does not get booked. Qualified appointments arrive with the tenant and title situation already written up.
What do investor listings pay compared with owner-occupied homes in my market?
Investor and rental listings typically sit at or below the median price point in most markets, so commission per listing runs lower than a luxury owner-occupied sale, but landlords more often hold several properties and need a buyer's agent for the next one. The illustrative math on this page shows roughly $8,750 per listing at a $350,000 median with a 2.5% side; your own price points will differ.
Ready for your first listing?
Get 2 signed listings in your first 100 days. YouTube ads to homeowners in your zip codes, a US-based ISA team that books the qualified ones, and a full refund if you do not sign a listing in 100 days.