Most real estate content shows you the wins. This newsletter shows you the process: the tools I'm building, the deals I'm analyzing, and the mistakes I'm making along the way.
The question that started this
I've been building a tool I call the Coach Creator. The idea is simple: pick any investor, author, or mentor you already respect, create an AI version of them inside Claude, and have a real conversation with them about your business. Their philosophy, their playbook, applied directly to your situation.
This week I used it to ask one question: how do I find cash buyers in my market?
The answer wasn't a course. It wasn't a paid list service. It was a process I could execute with tools I already had.
Here's what came out of it.
The logic behind cash buyers
Before the process, the principle.
Cash buyers are the engine of wholesaling. When you find a distressed property and lock it up under contract, you need someone on the other end who can close fast, without financing, without contingencies. That buyer is almost always an investor who has done it before.
The question is where to find them. Most people buy lists, join Facebook groups, or network at local REI meetups. All of those work. But there is a cleaner way: find the people who have already been buying cash in your market and go straight to the source.
The data is public. You just have to know where to look.
The process my coach walked me through
Start on Zillow. Filter recently sold homes in your market for the last six months. Search the keyword "cash" in the listing details. What you're looking for are properties that closed without a mortgage — the listing agent often notes it.
Pull the parcel numbers from each of those listings.
Then take those parcel numbers to your county records website. Search each one. What you're looking for is a deed transfer with no accompanying mortgage document. No mortgage means the buyer paid cash. That buyer is your target.
Pull their name and mailing address from the deed record. That's your cash buyer.
I know what you're thinking: that sounds tedious. It is, if you do it manually.
Where Claude in Chrome came in
I opened Claude in Chrome and gave it one instruction: walk me through this process on my actual county records site, step by step.
It navigated Zillow, helped me filter the results, pulled parcel numbers from each listing, then guided me through my county's records portal searching each parcel for cash transactions with no mortgage recorded.
Five cash buyers. Names, mailing addresses, pulled from public records in one session.
No list service. No monthly subscription. No cold calling strangers from a generic investor database. These are real buyers who have already purchased investment properties in my market with cash. They are exactly who I need to know.
Why this matters more than most people realize
A cash buyer list is not a nice-to-have in wholesaling. It is the whole game.
You can find the best deal in your market, get it under contract at the right price, and still lose money if you have nobody to sell it to. The list is what turns a signed contract into a closed deal and a check in your pocket.
Most new investors wait until they have a deal to start building the list. That's backwards. You build the list first. When the deal shows up, you already know who to call.
I now have five buyers I can contact directly when my first deal is ready. That number is going to grow every week.
Try it yourself
I'm releasing the Coach Creator skill as a free download. Install it in Claude, then create your coach by typing:
/coach-creator [investor name]
For example: /coach-creator Codie Sanchez or /coach-creator Grant Cardone — whoever you look up to in real estate investing.
Once your coach is created, ask them this:
I want to find cash buyers in my market using public records and recently sold data. I know one approach is filtering Zillow for cash sales in the last six months, pulling parcel numbers, and searching county records for deed transfers with no mortgage. Write me a Claude in Chrome prompt I can paste directly that walks me through this process in my specific market. If there are additional steps or sources that would increase my chances of finding active cash buyers in my area, add those too.
Your coach will come back with a prompt built around your market, your county records system, and whatever additional angles they think are worth pursuing. It will not be the same prompt I used. That is the point.
Paste whatever they give you directly into Claude in Chrome and let it run.
Next week: First seller calls. I'm using AI to prep every conversation before I dial. You'll see the whole process.
See you Tuesday.
Ryan
P.S. Know someone who'd find this useful? Forward it to them. They'll get the free rental analysis prompt the moment they subscribe at acquiredintel.com.