Dion’s approach to finding and closing deals is strategic and calculated. Instead of relying on chance, he uses Property Filter to identify motivated sellers efficiently. His go-to indicators include:

• Properties with no chain

• Listings that have been on the market for a long time

• Sales that have fallen through multiple times

• Price reductions and multiple-agent listings, which often signal a motivated seller

Rather than sending out thousands of generic letters, Dion focuses on highly targeted direct-to-vendor (DTV) letters. His approach is simple but highly effective. He keeps the letters short and to the point, including only essential details and a contact number. He ensures the envelopes are handwritten, often by a family member, to add a personal touch. This method has yielded an incredible response rate—out of just 10 letters sent, he received six phone calls from interested sellers.

Once a seller calls, Dion prioritises building rapport over rushing into numbers. He allows the seller to do most of the talking, learning about their motivation for selling before proposing a tailored solution. He avoids forcing a single strategy onto every seller, instead assessing their needs and circumstances before crafting a deal that works for them.

“When you speak with sellers, it’s about listening more than talking. People want solutions, not sales pitches”

When structuring deals, Dion remains flexible, using various strategies depending on what best suits the situation. His toolkit includes:

• Rent-to-rent for cash flow

• BRRR (Buy, Refurbish, Rent, Refinance, Repeat) for long-term equity growth

• Lease options to acquire properties with minimal upfront cost

• Assisted sales to generate quick profits