Skip tracing for real estate investors: how it works

What it can and can't do

A skip trace searches commercial and public data to match a person to phone numbers and email addresses. It won't find a number for everyone, and the numbers it does find can be old or wrong. Treat the result as a lead to verify, not a guarantee.

Check numbers before you call or text

• The National Do Not Call Registry: federal rules restrict telemarketing calls to registered numbers.
• Calling hours: federal rules bar telemarketing calls before 8 a.m. or after 9 p.m. in the recipient's local time, and some states are stricter.
• Texting: marketing texts generally need the recipient's prior consent. Carriers also require businesses to register before sending.
• Opt-outs: if someone asks you to stop, stop, and keep a record.

Mail needs no phone number

If a trace comes back empty, the owner's mailing address from county records still lets you reach them by mail.

Where BAP fits

BAP runs skip tracing from the lead screen and flags numbers on the Do Not Call list, known litigators and deceased owners. It also checks opt-outs and calling hours before you call from the app. These checks help, but they do not replace your own compliance with calling and texting laws.

A note on the law

This guide is general information, not legal advice. Calling, texting and wholesaling rules vary by state, so confirm what applies to you.