📖 The Buyer’s Ledger manual
The Ledger reads Maryland’s own property-transfer records and shows you every recent purchase that looks like an investor buy: who just closed, what they paid, whether a loan was recorded, and where. It replaces the $6k–$36k/year buyer-list subscriptions with public data.
What counts as an “investor buy”
A parcel appears in the Ledger when all of these are true in SDAT’s most recent sale record: (1) an arms-length transfer (improved, vacant, or multi-parcel), (2) a real consideration of at least $5,000, (3) the new owner does not occupy the property (SDAT’s owner-occupancy code is N or D), and (4) the transfer happened in the last 24 months. Owner-occupied purchases and non-arms-length transfers (foreclosures, gifts, family deeds) are excluded.
Asset classes
🏠 Residential = single dwelling units. 🏢 Multi-family = apartments, 2+ dwelling units, or mixed residential/commercial. 🌲 Land = agricultural, marsh, or any parcel with no improvements. 🏬 Commercial = commercial, industrial, utility and commercial condos. Classes come from SDAT’s land-use code plus unit count and improvement value.
💵 “No loan on record” vs cash
SDAT records a mortgage amount with the transfer only when the county reports it, and statewide that field is populated on roughly 3% of sales. So 💵 means no loan was recorded with the deed, not proof of a cash purchase. When you Reveal a buyer, the property-data lookup can add an open-mortgage balance and the badge flips to 🏦.
Who is the buyer? (Reveal)
Maryland’s free statewide dataset hides owner names but publishes the owner’s mailing address. The Ledger groups purchases by that mailing address, so an LLC that bought six houses shows as one buyer with six deals even before you know its name. Baltimore City publishes owner names openly, so those buyers are named from the start. Everywhere else, click Reveal the buyer to pull the owner of record through the property-data API already used by the other RTM tools; the name is stored and applied to every parcel sharing that mailing address.
📞 Contact info (skip trace)
Once a buyer is named, Get contact info runs the RTM skip-trace waterfall against their mailing address: DataSkip (address-only, cheapest) → Tracerfy → REAPI → People Data Labs, stopping at the first provider that returns a phone. Results (phones with do-not-call flags, emails) are stored on the buyer for 90 days, shown on the buyer card and portfolio, included in CSV exports, and pushed to GoHighLevel as the contact’s phone and email. LLCs and trusts have no person to trace by name, so only the address-only rung can hit; reveal a person on the deed for better odds.
📇 Buyer Lists & Deal Blast
Isolate buyers by county, one or more ZIPs, or a radius around any address, then narrow by what they buy, their strategy, recency, deal count, no-loan history, and whether they are named or already have a phone/email. Save the result as a list. From any list (or a Match-a-deal result) hit Blast a deal: enter the property, price, ARV, repairs and notes, pick a channel, send yourself a test, then send. Email goes out immediately through Resend to every buyer with an email on file (reply-to is you). Text goes through GoHighLevel once connected and skips do-not-call numbers. Mail generates one letter per buyer addressed to their mailing address, printable to PDF, plus a CSV for a mail house. Templates use tokens like {{first_name}} {{address}} {{price}} {{arv}} {{spread}}.
🔨 Strategy & buy box
Every buyer with two or more deals is classified from their record: Flipper (resales detected on a quarter or more of buys), Landlord (holds residential and 2–4 unit stock), Builder (lot buys that resell), Land banker, Commercial, or Mixed. Single-deal buyers are New. Each profile also carries an inferred buy box: the middle half of their purchase prices, top ZIPs and counties, asset-class mix, no-loan share, condition tolerance, and average discount to assessed value. The deal matcher adds points when your deal lands inside a buyer’s box, and each strategy comes with a pitch hint (a flipper wants ARV and spread; a landlord wants rent and tenant status).
🔍 Portfolio intel
On any buyer’s portfolio, Pull intel looks up their current holdings: estimated value, equity, open loans and MLS status. A buyer with a property listed right now is a flipper mid-cycle who needs the next one; a buyer sitting on high-equity, free-and-clear holdings is a two-sided contact who may also sell. One credit per property, cached 30 days.
💰 Offer guidance
When you match a deal, the tool also shows what investors actually paid within two miles for the same asset class in the last 18 months: median, quartiles, price per square foot, no-loan share and discount to assessed value. It converts that into a suggested offer range and tells you whether your number is aggressive, in range, or above what buyers pay there.
📈 Market alerts
Under My Pipeline, add rules: a ZIP or county whose investor buys jump more than X% (last 30 days vs the 30 before), or any buyer closing N+ deals in 90 days in an area. The nightly bell evaluates them and emails you, at most once a week per rule.
🤖 C.R.E.E.D.
The co-pilot in the bottom corner answers questions in plain English by querying the ledger itself (“who is buying 2–4 units under $250k in 21224 with no loans?”), pulls a buyer’s profile, runs a deal match, and drafts SMS or email copy for a specific buyer. It only reports what the data says and links every buyer it mentions.
🔑 Membership & credits
Browsing, the heat map, whale board, lists, matching and CSV export are free with no login. Reveal, Get contact info, Portfolio intel and text blasts cost credits: one per reveal or trace, one per property for intel, one per ten texts. Sign in under Settings with your member code. The owner code has unlimited credits and can add members, grant credits and suspend codes from the same page.
🔥 Heat score
0–100 per purchase: base 30, plus recency (+25 within 3 months, +15 within 6, +8 within 12), +10 when no loan is on record, buyer velocity (+25 for 10+ deals in 12 months, +18 for 5+, +10 for 2+), and +5/+10 when the price was 10%/25% under assessed value.
Stacked lists
One-click presets: Just Closed (last 3 months, newest first), The Cash King (no loan on record), The Apartment Hunter (multi-family), The Land Banker, The Commercial Player, and The Rental Buyer (residential + multi-family, last 6 months). Add a county from REFINE to narrow any of them.
🗺 Heat map
Each circle is a ZIP; size and color scale with deals in the chosen window (3, 6 or 12 months). Hover for investors, deals, dollars, last purchase and trend versus the previous window. Drag the time slider to replay the last 24 months and watch where capital moves. Click a ZIP to list every buy there and see its month-by-month sparkline.
🐋 Whale Board
Top 20 buyers ranked by deals in the last 12 months, then dollars deployed. Multi-parcel purchases recorded on one deed count as one deal. Switch to Repeat Buyers 5+ for every serial acquirer. Click a name for the full portfolio, purchase timeline, ZIP clusters and a suggested next target based on their pattern.
🎯 Match a deal
Enter your deal’s address and price. The matcher finds every investor who bought within 5 miles in the last 18 months and scores them: same ZIP (+30) or within 1–3 miles, purchases within 25% of your price, same asset class, bought in the last 3–6 months, deal velocity, and no-loan history. Export the list or sync the selected buyers to GoHighLevel with the deal-blast tag.
📍 Who bought on my street
Type any Maryland address and pick ¼, ½, 1 or 2 miles. Results are sorted by distance and link to each buyer’s portfolio.
🔔 Morning Bell
Watch any buyer. The nightly refresh compares their last purchase date to what you last saw; when it moves, you get an email and the watch shows NEW BUY in My Pipeline.
GoHighLevel sync
Every synced buyer becomes a contact in the REI Transaction Mastery sub-account with a Buyer’s Ledger pipeline opportunity, BL custom fields (properties, invested, deals, strategy, buy box, ledger link) and bl- tags: bl-verified-buyer (fires the New Verified Buyer workflow: intro email, follow-up text, call task), bl-whale (Whale VIP), bl-high-volume-cash (Hot Investor), bl-deal-blast (Deal Blast Follow-up), plus bl-asset-<class>, bl-zip-<zip>, bl-<strategy>, bl-repeat-buyer, bl-has-phone, bl-unrevealed.
Data sources & refresh
Maryland Open Data Portal dataset ed4q-f8tm (SDAT real-property assessments, monthly, ~5-week lag on transfers), MD iMAP PlanningCadastre property sales and parcel points (owner mailing address, unit counts), and Baltimore City’s Real Property layer (owner names). All free public records. The nightly job re-pulls the trailing window, re-aggregates buyers, recomputes heat and rings the Morning Bell.
Coverage
All 24 Maryland jurisdictions today. Washington DC (owner names, sale price and date, and coordinates are all published free) and Arlington County are the next additions; Fairfax withholds owner names and Loudoun publishes no sales in bulk, so those need a paid feed.