Debbie,

I like Larry Johnston 's answer.  I had a friend who would take her closest friends to lunch and end up with a pageful of potentials. A

Grab that phone. Call anyone you can find in your database why deserves a call and ask them if they want to see a property or are interested in a market analysis if they are considering selling.

Here is an idea that worked very well for an agent I was working with a couple years ago (buyer side) -

I told him to walk into the nearest bank and ask for the Loan Officer, meet the LO, introduce yourself as a professional Real estate agent and let them know that you have time to service a couple of buyers, "Do you have any I could talk to?" The agent stopped in the first bank he saw on a Thursday, got a buyer the same day that was pre-approved, called that buyer, showed them homes on Friday and was under contract on Saturday. This was a $320K buyer.

PS This works well with all banks, but do not neglect the big three, Wells, Chase and B of A, They are taking loan apps all day long, and I guarantee they are not having Realtor's stop by to ask for business.

Database. 

Good morning Debbie. I am a regular caller to my referral partners, after calling a few, business comes my way very quickly.

There has been a few folks who have asked this question and I laugh as the answers are always "reach out to your sphere". While this is a great idea I feel it is very canned and not as helpful to those asking.  

If it was this easy people would be doing it all the time. I think the people who are asking the question have probably already done this and are looking for other ideas - especially those newer in the business that do not have a huge SOI

Call past clients to see who is talking about buying or selling.

I make phone calls and send emails.

One of the best solutions is to get on the phone and schedule appointments until your schedule is full.

Depending on the property, but I call investors.  otherwise...I am always looking for the immediate buyer and or seller.  That is what I base my marketing on.

Debbie Reynolds Get back to basics and start beating the bushes.

whatever you do, the title of it had better be eye catching.... print and/or online....make it big and make them read it....

I call those on my immediate buyer list and enrolled in First Look option.

Of course more information is needed regarding the property, and how one creates an immediate buyer list is crucial.

We have a strong grass-roots network here. It seems to work as there are a lot of properties that get sold that do not have a for sale sign in the yard.

Debbie Reynolds picking up the phone and asking for referrals from your sphere of influence is the best, low-cost (or no-cost?) way to get the buyer or seller NOW!

Now if you want to spend money, do I need to point you at ZTR?

Pull your B buyer or B listing clients that you have not work on lately.... Realtors when organized will pull rabbits of their hat.....

Get on the phone.

Prospect!