So they reduced the lien but we still had to pay it. The taxing entity As the recognized leader of quiet title action alternatives, our certification is accepted by most title insurance companies in over 20 states. Don’t get emotion involve your deals. They said they contracted with us and we said that we can and we are ready to certify one time, they never pay for our service, came back a year later and we said, “Okay well we need to update everything. If you get an address for the house, you look it up on the local assessor’s website or Property Praisers website. Actually will post auctions there. A title search is performed to ensure that the title is clear and that there are no unexpected surprises. Ok so let’s talk about some basics on title insurance. For $750 to $1000, you got the same results as if you sue them in court and then settle but we did it out of court and we’re faster, friendlier and cheaper because we weren’t able to certify the title insurance but we created so much value you are going to send us more work. When to File a Quiet Title Action. That became our problem or the title company’s problem and not yours. Many investors who got in the business know about this book. It just makes the title company go, if the tax title service blesses this, because they are the experts and we trust Dave and tax title, we will feel comfortable to insure. And so if you had…Sandra and your students had a 30-60 days process also a cheaper process. They celebrate 25+ years in the business. The buyer of a tax deed property cannot obtain title insurance bought at a tax deed sale until a Quiet Title action is performed. So using predictable behaviors, risk of challenge I call it, it’s a totem pole that’s low. I became a volunteer and I liked it so much I came on the board at CFRI in my last position there. One of the things that I also realize is that you’re also an investor as well as a title guy and business owner. Because it cost too much to fix it they more likely charged off because it isn’t worth them to foreclose, fix the property up, put it back on the market, pay a realtor and go through that. So I know that when you try to go sell… Sandra wants to sell me a tax deed and I am going to go, “Sandra did you clear the title?” and Sandra is going to go, “well no I don’t Dave I’m just going to do a quick clean on this one”. Now we don’t make much money on that deal, we charge the 750 upfront to pay for cost like title search and our review cause we don’t work for free but we’re not making money when we do a buy back and workout for you but we’ve protected the title company, we’ve protected you from doing a quiet title only to settle later. Well that’s Dave. Again check the website, the pricing schedule. And it wasn’t until I saw a fabulous deal for a printer that I realized I had sentimental value attached to that printer because it was the first bit of money that I actually earned in the real estate and it made me so proud to buy something with my own real estate money that I never got rid of that printer as long as I was in the business. This was Palm Beach County. We will put the link the Tax Title Services and all the other resources discussed in the show notes on my website www.QueenOfTaxDeeds.com. You never make it on the sell side. They’d be surprised at how much they actually did learn cause it is a lot of information much of this is running title searches and pick a property even if you don’t have the money. That’s 20 grand a month. And if they don’t survive the process, we’ve created added value for you the client and mediation, a buyback where you work out. Title insurance is basic title. Dave:   You don’t. Title insurance can protect buyers from problems with the title. But they’re the biggest standalone title company in America outside of Fidelity. I learned how to buy tax deeds. So they basically, lack of a better term, have copy catted, just passed on our service as their own. Now you’d have to do that with mortgages as well and that’s not always practical. So I created their network. We’re just going to look at the noticing and if we see that noticing was sent to Sandra and that notice came back undelivered well Sandra maybe an adversarial party roaming around not knowing about the tax sale. We do our job in the back end and handle your title issues so focus on buying right. Dave: Our website is www.taxtitleservices.com[01:16:40 distortion]. CFRI has been around a long time. Sandra:  Even if it’s one that you bought. One was a condo that we purchased and it ended up was going through the foreclosure process at the same time as it was going through the tax deeds sale and so what happened with it was that apparently sometime after we bought the tax deeds sale the bank applied with their Attorney for the Certificate of Title. The real estate developer cannot receive marketable title or obtain a title insurance policy on the Family Farm until these defects are cured. Go to an auction just sit there, do your homework as if you’re going to bid, fake bid, realize what the bid was. Dave:  Thanks so much Sandra. Dave: Sure. So then I would make sure I picked my own title company cause the first deal I didn’t and I learned the hard way why it’s important to control the title company. If we can’t certify, you are only stuck with the 750 but once we are able to certify, then the balance will be kicked in and once you take that, you then are going to be marketing and selling the property. Dave:  Yeah so. Buyer, I purchased this prior to a tax deal. Sandra: Okay so let me make sure I am getting this right. And it’s like are you kidding me? There are two main things that he talked about; one was ‘join your local real estate investors association and I did that and then he also talked about wholesaling and I also did that. And I tell people whenever they do have an objection to it I said, “Not only is tax title services doing this… for example if we are using First American, First American says if you ever go to another title company in the future or your future… Let’s say the person you sell the property to, they go to sell it later on and the title company does not want to insure it, just come back to the original title company; First American orWestcor or whoever it was and we will do it for the life of the property. So they’re many things that I learned. It was a big title Insurance companies, first American title and their management trainee position was, you start in the mail room and you work your way up but because I was studying mortgage foreclosures… Mortgage foreclosure boom was hitting in the early 90s and about that time the Title Insurance industry had never had any title products that went after mortgage foreclosures. We took that same result because we will flush out the adversarial party without suing them and we will do… So that’s why the title companies don’t see any of that and why they can feel comfortable because we are not presenting those. Morbidly? I remember the email said something about, “give her the key right away.”Cause they knew they were wrong. They were coming out. And so I started looking into it. At around the same time that I was wholesaling I got into tax deeds so that’s what the whole thing is about. You can look on their map and they’ll show you where other real estate investors associations are in your area. We need to pay these taxes to secure our interest so we can continue to foreclose. There’s only one tax certificate sale a year in June but there’s always a tax deed auction going on somewhere in Florida. That’s how I got into it. If I had bought one property here with little or no money down, I’d never speculated and I could rent it out for PITI which is principal, interest, taxes, and insurance and covered [inaudible 17:49] my class. Play the video and watch how I spot the potential motivated sellers. Even after I explained the exact same things to him, his preference was to wait for a title insurance company to issue a policy than to accept a more powerful judicial verdict. You think after 15 years the title companies would feel comfortable. So the reason is we have been around for 15 years, they have not been around that long. The foreclosing Attorney. Same thing if you sued in court with an attorney but then faster and cheaper because we are not attorneys. They get all excited, I am going to change my life and it goes back on the shelf and the next time they get all stressed out and they want to change their lives they buy another book. My superiors were saying that we don’t insure tax deeds you know and so I remember I went to this tax seminar in Orange County California where I live and I remember sitting there and I remember the speaker goes, “when you get a taxing certificate and then you get a tax deed now you own the property, you’re going to have a title problem and if anybody out there can figure out how to get insurance on a tax deed he’d be a millionaire” and I remember the light bulb went off in my head and I started working at First American to work with my superiors why don’t we insure this? In other states we have to actually order that and that can take up to 30 days to get and it is not online. You’ve got to take the subject too and then have your exit strategy – what are you going to do with this property? Our biggest client base are those people who do a couple deals a month all year long. That’s never going to change. With an over attitude but by the time we do our job then you’re able to market it, sell it and its faster and cheaper alternative. We’re going to look at the noticing and when I see a.. we order a title commitment, we’re going to see who is the owner at the time of the tax sale, who were the mortgagers, who were the lien holders and then we order the foreclosure file online which is the certified mail, the first class mail that goes out to the owners, to the mortgage holders at that time. You want to put… Again I am not an attorney, I’m not giving legal advice. I spent two years as the President of the association, 2013 and 2014. So using common sense instead of sitting them in court, pick up the phone cause if you quiet a title and sue them that Attorney’s practice is on the hook because he screwed up. Sandra: All right well thank you so much for taking the time to talking to us and I look forward to many other deals that were going to do and really appreciate your service Dave. Dave. We’ll pick up the phone. Sandra: Oh yes because already talking to you, you are a treasure trove of information. My boot camp on the first day we do go through how to do the title search and all the in class, in house items. You can Google us as well. We’re slap in the eye. Can you talk about that? They are willing… The insured me, they are willing to insure you. There’s always going to be more deals and you make your money on the buy side. Sandra:  Exactly the same thing. So now you have this tax deed and that’s title. Sandra: Come down here Dave to the field trip. www.taxtitleservices.com. So you keep your hands open, be very giving in order to have things come back to you, law of attraction. I was their Treasure Coast Reporter, covered everything that was going on from Vero Beach through Palm Beach and Northern and Broward County as well. It’s a knowledge base socio so you need that knowledge so that made me very valuable because I could speak that language and to speak the language I thought there was always important to step into the shoes of my clients, even a bank who’s foreclosing. Fidelity is the biggest because it bought out everybody else. I joined the organization. My wife pretty much back in the time all say, “if you buy one more book I’m going to divorce you” kind of a thing but the one thing I always did when I bought these things just and like your students, you know the key is the information you provide, if you apply it, it actually will work and most people when they buy these books and tapes they don’t really apply it. 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