Feel free to post your QUESTIONS, ANSWERS, COMMENTS, and SUCCESS STORIES HERE. We will review all posts and add them as time permits.


Subject: Merry Christmas and Happy New Year

Dear Roy:
    I am Chinese and I don't really celebrate christmas and new year as much as American traditional, but I just want to tell you this because I want you to know that you are the only special person I send my wishes to.  About 2 months ago, I have no idea just browsing the net and got you, with not much thinking, just tell myself, it only cost $39, why not give it a try, I can't believe when I got your manual, it has so much infomation and instruction, I just follow it and now I got a lot letters return from the CA counties and even a package abstract tax microfiche copies waiting for me to send out letters, and mean while I done research in El Centro counties and will go to auction in feb. 8, 2001, right now I am doing all the preparations, don't know where it lead to, but it seems keep me business, and keep my positive thinking, and keep praying, I believe will soon great thing will happen.

    Doesn't matter what the future is, I still think I and my family owe you a big time, without you manual, I don't think I will go this far.  So it comes christmas time, I and my family wish you and your family "May peace and joy warm your heart this holiday season, and may the true spirit of christmas bring you peace and happiness".

Jennifer Chau


Happy holidays to you also.

You email was one of the best holiday greetings I have received.

I know you may not realize this but it is emails like yours that keep me going.  After over 40 years in this wonderful business, I no longer have to have this business on the internet or ever again attend a tax sale.  We have acquired so many properties that are providing us with an adequate monthly income from the sales to the point that we can now travel whereever we want and when we want.  I do contine to attend tax sales and work at making our website better and better by the day.  It is a lot of fun and it is profitable.  It is even more enjoyable to communicate with positive thinking people like you.

Thus, my motivation is no longer profit.  It is being able to share the ideas and techniques that I have been fortunate enough to develop and test over the years that have worked well for me.

Regardless of your religious convictions, one of mine is that we gain by sharing.  There is great joy in being able to share, one with another.  Our community chat room and community posting board are becoming more and more filled with people who are also willing to share their experiences and expertise with others.

I sincerely wish you the greatest of success.  There is no doubt in my mind that you will make it in this business and we will be hearing from you with great success stories.





I just wanted to let you know that I picked up more Arkansas properties at a minimum price.  When I received the deeds, they were called Limited Warranty Deeds.  When I sell these, should I just give a Quitclaim Deed or Limited Warranty Deed?  By the way, these were struck off twelve or thirteen years ago.

Thanks for all your help.

Steven Hall


Congratualtions.  You can use a quit claim deed or a Special Warranty Deed.  Both of those deed forms are in the Trust Manual available at  I use a Special Warranty Deed.  Several of our customers are doing really well in Arkansas.  We just had a lady in our chat room last Sunday night who informed us about picking up a home located on 3 acres in a Northwest Arkansas County.  I started in Arkansas over 27 years ago.  During the very first year I acquired and sold several hundred properties from what you refer to as the Negotiated List.  The procedure was just a little different then but the opportunities are still great.

We have a customer who acquired properties in Arkansas while still living in Japan.  I have a friend who lives in Little Rock and has been in tis business for many years.  He makes a great living just working the struck off list for one county.

I once sent out 2500 solicitation letters to properties owners in Cherokee Village located in Sharp and Fulton counties.  I offered only $25.00 per property and ended up with 37 deeds.  All together the properties had an assessed FMV of over $200,000.  There are still lots of opportunities and room for more enterprising people to work Arkansas as will as any of the other states.




I appreciate your "Motivations" for the week.  Not only are they good for me but I have been forwarding them on to my son in Thailand and daughter in LA.

I just wanted to drop you a line to let you know that we just figure our total investment in 5 deeds we picked  up from a county in Oklahoma.  Our investment which included the taxes and fees, certified mailing, sheriff processing, publication and notices totaled $4403 dollars for property that the county had listed as having a market valu of $32,774.  That figures out that we paid less than 14 cents on the dollar for the value  property.   I am often asked how much money ones needs to get started in this business and this a very real example.  We had more money in the initial certificates we purchased, however all the other money was returned as people redeemed.  We actually received tax deeds on 26% of the properties on which we purchased tax lien certificates.

I hope all is well with you and Marilyn.  Have a good Thanksgiving.

John D.


Hey Roy,

Just got back from Colorado.  One of the properties I purchased for $517.50 is worth about $10,000.  Less than one minute after walking on the property, the neighbor next door came out and asked me if I'd like to sell it.  The lot is in between two $300,000 dollar homes, and they both prefer their "elbow room" as they call it.  They have agreed to go in halves for the property.  Great deals out there.
Thanks for the info,

Chad Carpenter aka nakedguy (


FROM:  priscilla James ( on Thursday,


 Thank you for answering my questions concerning obtaining delinquent list. Currently,I finally received a list.

Can you give suggestions, on purchasing property using the quit claims deed for out-of -state property? How can you determine if the property is worth anything without actually seeing the property. I live in Philadelphia and wish to purchase a piece of Property in Califoria using the QCD methods what should I look for?



What I do before I ever send out solicitation letters is to check the county tax assessor's tax assessment roll for the assessed values.  That will give you
and excellent idea of the value of a property.

I only solicit out of state owners and properties with assessed (fair market values) of at least $5,000 but not more than $40,000.

Hope this helps.


Topic: Sullivan County Auction

Shawn from Tax Research Foundation
Sullivan County Auction  Posted

I was at the Sullivan County Auction and picked up a couple of great deals.
1. 1/2 acre assessed value $15,000 we paid only $200 for it
2. 75x125 valued at $11,000 paid only $100
Both properties have village taxes due but after all is said and done we still only paid about .08cents on the dollar (assessed value FMV is probably considerably higher)

We feel this was great especially considering this was our first auction

NOTE:  Sullivan County is in New York State.


From: "Bevan White"
To: "Roy Stubblefield "
Subject: taxsales

Hello Roy and fellow workers.  Just thought I would drop a line and let everyone know about the success tax delinquent properties have been fro this year.

This letter is to try to encourage everyone to follow through on the business, not to speak of these accomplishments.  I have wrote other letters keeping you up with progress so far this summer.  I've attended auctions and wrote letters.   I've got properties at the auctions and through letter writing for $100

This summer started with $7000 to invest in property.  Already I am receiving $450 a month for 4 properties I have on payment plan.  I just bought 3 more vacant lots for a total of $800.  2 of these lots were properties right next to one I got at auction and was out bid on.  The guy that out bid me never came through with the money so I called the county and bid on these and my bid was accepted.  I got the property cheaper this way than at the auction.  These properties with my selling price far below assessed value will bring me $8,000.
I just put an ad in the local pennysaver and have already had quit a few calls.

Now the news I'm really excited about.  I just purchased by first house: 5 bedroom, 2 story house assessed a year ago for $25,000.  I bought for $3500.  The day after purchasing the house I went over and talked to the renters.  They were kind enough to let me go through the house.  They have lived there for 3 years, been paying $500.00 a month and don't want to move and have considered buying it before.

So the very least I will be collecting $500 a month from this place on a $3500 investment.  So up to date my $7000 investment I have will receive $950.00 a month, at least until I decide to sell the house  or not plus I have $8000 of selling property which I am receiving calls on let along what money I have in the bank.

Oh yes, plus I fit  1 month and a half vacation time at a very busy time, so I definally could of made more.  Has it been fun and successful?  Definally fun and I think its been successful, for missing a month and a half and really only working "very little" part time.  If I sold the house for half the assessed value and sell what properties I have left that would be $20,000 or $13,000 in my pocket from maybe 5 months of part time work.  If I would of worked full time at it, I'm sure I could of doubled that easily.

Recently, I received a tax lien list from the county I'm at and it will be 18 months before these will be foreclosed on so it is time to start letter wrightin again.

Thanks again.  I hope this encourages everyone to keep moving forward on the business.  It certainly is fun and profitable.

Bevan White



Congratulations on your success.

The answer to your question is YES, YES, YES.

I have sent out thousands of letters to out of state property owners even though the records show that all taxes are paid up-to-date.  I have had great success as more of the letters are delivered and when I get  a deed to the property the taxes are all paid up.

I am getting ready, right now,  to send out a couple thousand letters to out of state property owners on the Kenai Peninsula in Alaska.

Next year when we return to Alaska, we will have a few properties to inspect.

Keep up the good work and keep us informed.

It makes me feel good to know that you and others are experiencing such great success using the techniques in our manuals.


NOTE:  All interested parties can view some of the photos of our Alaskan gold prospecting trip at

you wrote:

Really enjoyed your Alaskan pictures.  Would like to get to Alaska sometime.  My cousin homesteaded there in 1959 and now has a lodge called Ultima Thule.  If you saw the movie Alaska, my cousin's son did the flying in the picture.  They have been involved in several documentaries.

We are experiencing success with the QCD letter writing technique.  We have sent out about 300 letters with now eight (8) responses.  We have one Quit Claim Deed in hand and three (3) more on the way and one more ready to send.  Three of the responses were no good, but we have the potential of five (5) good deals.  Of the three NO GOODS, the county had one of the tax lien holders as the owner. When we checked at the assessors office we found he did not own the properties.  Another the person we wrote to said he sold the property years ago, however, the assessors office still shows him as the owner.  Follow-up is certainly necessary.

Of the properties that we should be receiving qcd's for, the FMV is over $40,000 and we will have only paid a total of $150 for the properties.  The one we currently have we paid $25 for and it has a FMV of $4000.  Our total outlay so far is under $500.

Roy, we have tried a lot of programs, NOTHING WORKS LIKE YOURS. Thank you.

Two of the deeds we will have (the one in hand and the one on the way) are in a nice northern Arizona location.  Since the area is not new and is just beginning to experience new home growth, electricity and water, we thought we might make a listing of all out of state owners, not just the delinquent owners, but all out of state owners and send a letter, as many of them bought over 20 years ago.  Have you used this method? Do have a draft of a letter that you used?  Or are we not thinking clearly?

Thanks again for your sharing.

Gene & Vicki Richard
Phone: (602) 404-0652
Fax:     (602) 493-0051
E-mail: or or

Thanks for the information.

Also I bought a property in Florida for $ 244.00 and $ 10.50 filing fee. value is $ 10,000.00

Thanks for the manuals they're well worth the price,


From: "Christine Horner" <>
To: <>
Subject: Re:  Encouragement for others...finally, success!!

I wanted to share my first victory with you and your readers!  I also want to give encouragement to others as this success was not as quickly attained
as some other of your subscribers have shared.

After spending over $1000 and over 600 letters, I have finally gotten two requests for quitclaim deeds in the state of New Mexico.  The first $200 was
spent on manuals as I am an ex-loan officer and I know what you were saying to be true and, of course, I never go into anything "gingerly".  I had to get myself organized with file folders, envelopes, paper, postage, print cartridges, etc. I was just starting to get a little discouraged when I got
my first "bite".  It's actually a great property in Angel Fire, NM (Angel Fire Country Club).  A lot worth $9,000!  We are taking a drive this weekend to look at it.  Then two weeks later, a lot in Ruidoso Country Club estates worth $7,000!  I sent the $100 and I am waiting for the returned quitclaim.

I will sell those properties and then I would like to start to do some traveling to attend auctions in Washington state and Arizona.  I always
wanted to get to travel and now I can AND write off the expenses as business related.  It truly is a lot of fun and I feel quite powerful having written
some "strong" letters to public officials that got immediate action.  As I attend auctions and get used to the procedure, I'm sure my confidence will
soar!  I give all the glory to God for pointing me in your direction for my new career.  I have been a stay-at-home Mom for the last four years and I am thrilled to work from home so profitably.

Thanks again, Roy,
Christine Horner

P.S.  New Mexico isn't any more difficult than the other six states I've
been dealing with.


To: <>
Subject: A Great Newsletter This Week


I just wanted to say this week's newsletter is outstanding!  Thanks for sharing your exceptional knowledge and experiences with us who are starting
out in tax sales investing.  You have most generously provided me a "Virtual Gold Mine" of information, all at no cost, since I started following your
web sites, chat sessions, newsletter, and discussion forum about a year ago .

I plan to make fullest possible use of this newly gained knowledge and these most valuable resources in my tax sale investing program.  I eagerly
await each new session, discussion, or letter.  With the information I have already gained from you it should be possible for me to easily build a very
comfortable income, to the point that I can cease being an employee, and amass a sizeable estate over the next 2-3 years with diligent effort on my

I had procrastinated before I found you, even after I had purchased far more costly and far less useful information from Ted Thomas and Tony
Martinez.  Conversely, your most generous sharing of the key information to become successful in this business has been reinforced by numerous
success stories and my personal discussions with a strong core of successful tax sale investors whom you are responsible for bringing together and
mentoring.  Your comprehensive educational programs and personal generosity have given me the confidence and knowledge to act decisively in my
tax sales investment program.


Dan Nicholson

From: Joe Park <>
To: "Roy  Stubblefield" <>
Subject: Why?

Mr. Stubblefield,

Why do you offer so much good information for (next to)nothing??

Are you looking to be canonized? (If you are not Catholic, that is the process that has to happen for someone to become a saint.)

Are you trying ensure your spot in Heaven?

Or are you just one of those annoyingly-always-happy people?

Whatever the reason, thank you!

In my brief lifetime, I have seen all sorts of selfish, me-first people. Add to that all the scams and spams on the internet and you have many good
reasons for cynicsim.

Thank you for restoring my faith in cyber-mankind!

Successfully yours,


Greed!  You gain a lot more by sharing than by hoarding.  In my opinion it is a "law of nature."  "Simply put, the law would be that those living
beings including races, nations, and individual persons who do not freely share the fruits of their lives metaphorically wither away and die.
Evidentially, it is a veritable law of life.   Under this law, he who seeks to have, to hold, and miser-like to hoard for himself alone, the fruits of his life,
and that includes his outer possessions as well as his discovered wisdom, truth and power;  he who hoards these for himself giving nothing to others,
that man will inevitably find that in this own life many of his faculties, including his capacity for love, will, if not expressed, stagnate, and symbolically
wither away, or if you like, become atrophied from lack of use.  What we have, we must give.  What we know, we must share.  And, our lives
evidentially are best and most fruitfully lived in the expression of love"  from an essay by Sir Godfrey Hodson

Subject: Re: Fun and Profits in Tax Forfeited Land - California, Arizona, Nevada, and ...
MIME-Version: 1.0

Thanks for the reply...  I understand.  I'm having a life-changing, God blessed experience since receiving your material on 8/3/00.  I study it every day and have sent for delinquent lists and I'm acquiring my first Tax Assessment Rolls.  I didn't think I could comprehend the material but, you explained the material in a plain and simple manner.

I received the answer through your response.  Thanks for sharing this whole new world with me.  I am confident that it will have a dramatic affect in my life and the lifestyle and future of my family.  Thank you, Roy.  I really appreciate the honest material you provided.  Again, as I said in my note after receiving the material, I look forward to sending my success stories. I believe that strongly, and will work as hard and diligent as I must to attain rewarding results.  -Venus


From: "Dan Nicholson" <>
To: <>
Cc: <>
Subject: Thanks for the compliment.  Go Get'em!

Hi Gary,

Thanks for the complement.  I have had a lot of experience writing in the military, and I try to remember that there are a lot of readers who are new to the game and don't have a clue about this business.   I try to write to them.

Sometimes I get carried away and write more than I intended to (like now). I'm glad you appreciate the information I put out. I would write more if I had the time to interact with the discussions. Sometimes things hit me wrong and I have to jump in with my two cents worth.

I am by no means as seasoned as Roy and I certainly have not yet had the Tax investing successes that others have had, but I will. I am committed to tax foreclosure investing, and have made a couple other foreclosure real estate investments. There is a lot of money to be made in tax foreclosures if you invest prudently. It requires a lot of time and effort any way you go about it. I do not see an easy way to become really successful.

By success I am not referring to earning interest on tax lien certificates. I am talking about buying tangible real estate for pennies on the dollar, and selling it for 5 to 100 or more times your initial investment, perhaps the week after you acquired it. What kind of annual return is that on your investment? The numbers may vary from deal to deal, but it's good enough for me! Compare that to bank savings deposits or the best paying CDs / Money Market. They pale in comparison.

I made my first tax investment last October. Right now I own one tax-sale property in Alaska. It's not much, but it's a place to start. I also have 11 TLCs in Oklahoma City that I will be foreclosing on as soon as I get the time. Hopefully I will end up with some more property. I chose them carefully to maximize that possibility.

I have studied the tax sale biz for several years and have spent a lot of money on others' course materials. Most courses on the market are overpriced and contain a lot of fluff without much substance, hyped by such snake oil salesmen as Ted Thomas and Tony Martinez. That is not to say that there is nothing to learn in their materials. But it is relatively little for a lot of money.

Between Roy's web pages, newsletter, chats, and his manuals, you can't beat the education and advice you will receive, backed up by about 30 years of experience, anywhere for the price. He is one of the most honest (and dedicated to sharing his knowledge at no charge) people you will ever encounter. As you make money in your investments you should continue to invest in your tax sale training and library, learning from others as well. But you don't need do that now to in order to start out now, investing on a shoestring with Roy's system.

Don't be so leery and afraid to start, just because you don't have all the answers you wish you had, so that you never get started. Start by buying Roy's Arizona manual ( and perhaps John Beck's Arizona manual - ), by learning your local state laws on tax foreclosures, and by visiting the local county offices that conduct the tax sales. Maricopa County has such a big tax sale that it takes 5 days just to sell all of the tax liens. And many are never purchased. These are great investment opportunities for you even after the competitive pressures of the annual sale are over - and they pay the full 16%, if you don't get to own the property.

Get to know the people who work in the offices you need to work with in this biz. The County Treasurer, Assessor, and Land Records Recorder / Clerk's offices. Ask questions until you learn how the game is played, how their records systems operate, and how to personally research each property in their public records systems. And don't forget to physically inspect each property before you make a purchase offer on it.

If you do this you will be miles ahead of most other tax sale investors, and you will have enough answers to feel confident about acquiring a property without knowing every last detail about it. After all, the most you can lose is your investment. If you buy the property right, you aren't going to lose much if you do have a total loss ( which is highly unlikely), because you didn't spend much on it in the first place.

In the worst case scenario you would fail to pay the taxes and let the property go back e county (abandon your initial investment) The county would simply foreclose on you in a year or two and resell it to someone else. In the meantime you would possess the redemption rights, and could continue to market the property until it is sold in the next tax sale. If you buy a deed using Roy's system that costs $50, do you really care if you made a bad investment? Can you find a buyer to take it off your hands for $100?

Or you could donate that same property to a charity and write off its MARKET VALUE on your taxes. You might even come out ahead this way by creating your own tax loss to shelter otherwise taxable income.

Or you could find someone who would BARTER your property for something they own of equivalent value ( a car, boat or coin collection?). Could you give it to your dentist in exchange for dental work for your family, or your mechanic for a tune-up of your car?

Just learn enough so that you aren't going to lose your shirt in a bad deal, then act from a position of knowledge. Just think how many others are afraid to act, just like you. Most attendees at tax sales never bid. It is the institutional investors, with large amounts of money to invest (often without knowledge other than rate of interest return about the lien they are purchasing), or those who DO know what they are doing, and a few in between. The most successful know the game and play to win, capitalizing on the ignorance and indecisiveness of the others.

The main thing you have to know is how the rules of the game are played and that there is sufficient security (collateral value) inherent in the property that you can not lose your investment. In other words, that it is indeed A VALUABLE PROPERTY. With only 5-10% of fair market value invested, unless you purchased a hillside, a toxic waste site, an arroyo prone to flash flooding, or a 3' wide strip of land and a few other worthless parcels, you should be able to at least break even with some valuable lessons learned from an investment gone south.

Speaking of security, your tax purchase investment is extremely safe - the safest there is, except for Federal Government backed securities. It is backed up by the county government. You will either get your investment back at a high rate of interest, or you will by law, you will get the property.

You will invest only 5-10% of the property's value. Nowhere else can you command such powerful investment leverage! Even in the stock market, investing on margin, you must invest 50% with much higher risk of loss and margin calls. Consider a residential owner-occupied real estate loan made by your local banker. He has 90-95% of his money in a loan collateralized by a house. He has performed his due diligence. Do you think his investment is pretty safe for him even if he gets the house back? Not at all. What if the market goes south even 5%. The banker will incur legal, foreclosure sale, and fix-up costs; also lost interest on his investment during the holding period, etc. Additionally, he will probably have to sell the property at distress sale prices just to get the property off of his books! He will lose his shirt big time because he has such a high Investment-to-Value (ITV) ratio!

Your tax deed purchase is just the exact opposite, with a low ITV. There is almost no risk! In comparison, your tax sale purchase is so secure at 5-10% of market value that you could absorb all of these costs and still make a good profit from the sale of the property, or at least not incur a loss of your investment.

Happy investing, Gary. Welcome to tax investing. There are 1,000 ways to play this game, depending on where you are and who the players are. Each county covered by the same state laws does things differently from all the others in that state. No two are the same. Decide where you want to start, then become an expert there. Then, if you want to branch out, learn the new game's rules and jump in with both feet.

Feel free to contact me again if I can help, and look for me in Roy's Sunday evening chats (I'm dieseldan). It's a great place to get others' free inputs to your questions (including Roy's). I am forwarding a copy of this to Roy for his information and his use and/or publication if warranted.

Good luck,




I am not sure if I have answered this or not.

These types of property have already gone through a judidical foreclosure procedure.  I seriously doubt if there could ever be
a problem with the title.  Most title companies in Texas will issue a policy of title insurance almost immediately on these types of

I have acquired many struck off properties and done very well with them and never had a title problem.

All that I would suggest is that you check and make sure the redemption period has expired.  That is easy to do.  Just go to the County Clerk's office.  Most of them have a computer that you can use to look up the history of any property by using the parcel ID number, legal description or owner's name.

Just check the date that the deed from the Sheriff issued as the result of the tax sale was recorded.  If the property was designated as homestead or agricultural exemption property as of the date of the first delinquency then the redemption period is two years.  If neither of the above, the redemption period is 6 months from the date the sheriff's deed to the ISD was recorded.

Here are two   little know trade secret on "struck off" properties that you might not think of at first glance.

ONE:  If the property was struck off and the deed recorded say in 1996.  From 1 Januay 1997 and as long as the property is in the name of the ISD no taxes accrue.  If you purchase a struck off property from the ISD in February that was struck off and the deed recorded previous to 1 Jan in the year in which you purchased it; there are no property taxes owed for the year in which you purchased the proeprty.

TWO:  If you purchase a struck off property on which the minimun bid was say $5,000 and you buy it from the ISD for $2000 as an example; in the event there is a redemption period left and in the event the former owner did decide to redeem you would not just receive your $2000 plus the penalty of either 25% or 50%.  You would receive $5,000 with the penalty added to and figured on the basis of $5,000.

So, I would not worry about buying a struck off property during the redemption period in Texas.

Hope this Helps.


From: "Amy Sledge" <>

Below is the result of your feedback form.  It was submitted by`
Amy Sledge (
city: Conroe
state: TN
postalcode: 77304
country: USA

commentsorquestions: I recently purchased your Texas Manual and am interested in purchasing properties owned by an ISD tax trust(I believe your manual refers to them as struck off properties). I think the redemption period for these properties has passed,however I am interested in re-selling them or if possible, using the single family residences as rental properties. My question is - Do I get a clear title on these properties if I purchase them from the tax trusts? Will I need to go thru a title company if I want to insure a clear title?
Also, what are the pitfalls to purchasing this way, if any?
Your input on these types of properties, would be most appreciated. Thanks, Amy



From: "Joel Rosenberg" <>
streetaddressline1: PMB 405/3000 Old Alabama Rd #119
city: Alpharetta
state: GA
postalcode: 30022

 I am in my first week. I have identified a judicial sale in my home county (GA).Approximately 10 listings. I will attempt to bid on those I know.However,I am confused as to my mail marketing efforts. I also obtained a list in a neighbor county of approximately 3000 tax delinquent property owners.Is the best letter to use the one mentioning the benefit of write-off? In addition the development of my data base; I do not believe you suggest mailing to 3000 people but somewhere I saw narrowing down 1)to out of state,2)values of $10k to $40k.I have not gone back through and added it up but this only nets a handful of prospects. Does this sound right and/or am I missing something?I only had to pay $25 for this list. My home county list woud run between$650 for a tape to $1300 for a little over 5000 copied pages. As you can tell I am in a large metro area. Am I moving in the right direction? Please let me know as I am impressed with the value annd information you!  have given me so far in my initial purchase. Also, where do I obtain a sample quit-claim deed and a purchase agreement? Thank you.



Hi Roy-

RE: Texas Struck-Off properties

I obtained a list of struck off properties from Austin County.  There is a 16 acre piece of land that went to action last month with a minimun bid of $7,000.  Since it didn't sell, I can now go in and place a private bid, say for $1,000.  If the Chief Appraiser accepts my offer, I get the deed.

I believe the previous owner can still redeem if he does not accept my Quit Claim Deed.  If he does redeem, does he pay me 25% of $1,000, or 25% of $7,000?  Who does he pay and how much?

Thank You Roy.

You've been helping people for a long time.  I appreciate that.

Brad King
Houston, TX


I do not think the taxing jurisdicition will sell it to you until the six month redemption period has expired.  However, if they do, it is my opinion that the delinqeunt owner would have to pay you $7,000 plus 25%.  The reasoning is this.  If you get a deed from the taxing jurisdiction that jurisdiction transfers and sells all their rights, title and interests to you.

This is an excellent question and it is an excellent technique if you can find a taxing jurisdiction that will sell you the struck off property for less than the minimum bid during the redemption period.

If you get a deed from the taxing jurisdicition then if I were you, I would definitely contact the previous delinquent owner and try to get a deed or get him/her to redeem.  You would win big time either way.


I ordered and received the Georgia Manual for $39 on March 20.
I have been so impressed with the information in it that I have decided to update to the beginner's special.
Please send me the Florida and Iowa manuals along with the trust manual for an additional $61 as you offered in the e-mail message I received with my Georgia manual.


Dear Mr. Stubblefield,

I wanted to thank you for the manual, it is packed full of information!  But I do have a question, I was hoping you wouldnt mind helping an inexperienced novice out by answering it for me.

I have a list of land owners that tax auctions are coming up in April, I wanted to mail to them offering to purchase their property at a token sum as one of your techniques advises, but I was wondering what responsibilities that brings on me once I have deed to the property, I know I have to pay the taxes, but when would I have to pay them?  Also, what other responsibilities fall upon me?  Do I become indebted for any payments that have lapsed on the property also?

Thanks so much for your help, just don't want to end up in a financial mess :o)

Brenda Freeman


I sell the property subject to the buyer becoming responsible for the past due taxes.  I never solicit property owners who have mortgages or other liens on the property so that is a non-issue.



"I've been reading the manuals that you emailed me on Monday night and think they are fantastic."


From: "Chrystal Moseley"
country: Harris

I am trying to find a list of tax deliquient properties in my area, I am getting the run around from the people at the tax office and lawyers offices, I am not looking to make any money off the deal, just want a home to purchase for myself. If anyone can help please email me.



Our Texas manual contains the following lists for Texas:

Law firms to contact.

All 254 County Tax Collectors/assessors List Of Independent School Districts to obtain lists of struck off properties.

Copy of the Public records statutes outlining your rights under the laws to these records.

All pertinent statues pertaining to Tax forfeited land sales in Texas 10 tested and proven techniques for acquiring tax forfeited properties.

Form letters for contacting all the above plus delinquent property owners.

Others may have more suggestions for Chrystal.


From: Mylitta Chaplain (

I have contacted NY City to request information on the tax lein certificate sales only to learn that New York does not sell tax lein certificates to individual investors.

Are you aware of this?

If New York is not selling the certificates to individual investors to whom are they selling the certificates and how as an individual investor does one qualtify to buy the certificates?


Yes, I knew about this. New York City has an arrangement where all of the certificates are transfer to a Trust. You need to contract the trust that acquires all of those certificates if you are interested in any of the properties. Other counties and municipalities in the state operate differently, and in most cases, as they please.






From: Dana Capers <>

I want to make this offer to you, Roy. You can have any of your "students" contact me and I will be glad to share my thoughts, ideas and/or experiences with them on what I have been doing in "Tax Sale" properties since 1992. I usually buy and sell. Possession of the properties has not occurred yet, but I am doing well selling them. All of this is done by paperwork without physically touching the properties. I have purchased over 200 properties and only bought approximately 5 "bad" ones. Those 5 "bad" ones are now being sold for a small profit above my costs. The rest of the 200 all worked out in my favor. As of today, I have lost no money.

Roy, this offer is presented to you without any strings attached. It may help someone. I had to find out about "Tax Sales" the hard way. Lots of being told, "Oh, we do not have those things" or "Those are only for big investors" and many other things that I rather not repeat. Why learn the hard way. Now Roy can assist you and get you going in the right direction.


Thanks Dana.

Your experiences have been great. You know I have never suffered a loss on a property purchased at a tax sale. I have acquired over 10,000 properties over the years. I thought I was going to suffer a loss on an 80 acre parcel that I purchased for $2080.00 at the Muskogee County 1990 taxsale. I sold the property for $6,000 cash. After selling it the buyer discovered that the county had made a mistake and sold me a property that did not exist in Muskogee County but existed in another county. I immediately offered the buyer his $6,000 back and told him I would deal with the county. He refused. But, two years later he filed a law suit against me asking for the $6,000.00. However, I had placed that property in a trust and did not own it personally. I countered sued based on "assumption of risk" because in my opinion he had assumed the risk when he refused to un-do the deal and get all his money back. Plus, I brought in the county as a third party defendant. The county refused to do anything until just last year. The buyer who sued me finally settled for $2,000 (leaving me a profit of $1,920) and I assigned my claim against the county to him. He will probably recover a lot more from the county as I asked for $40,000 in punitive damages. Had he accepted a refund then I could have dealt with the county on my own. I was a little concerned that I might end up suffering a loss on this one deal but that did not happen.

Also, I was not personally liable since the property was in a trust. So the only thing the trust owned was that one piece of property. The $6,000 had already been distributed to the beneficiary of the trust. Therefore, even if he had won, there was nothing in the trust. He could have the trust with nothing in it.

This really brought home personally to me the tremendous advantage of placing every piece of property acquired into a separate trust. That is why I made the trust agreement that I use and other forms that I use available at

Thanks for agreeing to share. Sharing is a wonderful character trait. In the event you get too many emails, and I assume you will get a lot of them, just let me know and I will remove this or at least remove your email address.

I know that our customer, Todd, from Japan, who has been acquiring a lot of properties, operating only from Japan, using our methods, who posted a real nice success story received so many emails he just did not have time to respond to all of them. He asked me to remove his email address and I did.



This was a comment at the bottom of an order for a Texas Manual.

From: "Gerald Beasley" <>

I found the Oklahoma manual to be very useful.

I havent aquired any properties as of yet but i do have a couple of tax certs. and am aquireing investors for the sale in June.

Wish me luck!



From: "Lori Anthony" <> Napavine, WA

I have sent for the county lists. For the ones that are having certificate of delinquency sales I am writing to the owners of the properties with your form letter and inquiring if they are interested in the quit claim deed. It was no problem finding the info. for the owners of the properties in my own county but some of the sales going on are out of my county and too far away to visit the assessors office to receive info. on the owners so I have their address to write to them.

The lists only have the peoples names not their addresses. Also what do I do to find out more about the properties if I am too far away to check the assessed value and receive a plot map. I know you mentioned a people finder program but was unable to find anything helpful under the search word "people finder". Do you have a specific web site you can suggest? I appreciate all your help.

Oh, p.s. You have a sample of the fella that was from Japan? that invested from overseas, he must have some suggestions on how to do this, is there anyway i could get his email address, if not could you please give him mine that way he can contact me if he wishes.

Thanks again.


Todd, from Japan is usually in the chat room on Sunday nights after 8:00 PM CST. You can contact him there. He asked me to take his email addressed off his testimonial as he had received over 300 emails and just did not have time to answer all of them.

The tax collector of all the counties or cities would have to have the addresses of the delinquent property ownrs. How else could they send out tax statements or notices when they foreclose on the tax liens. I would ask them for that public information. It would be best if you get it in a digital format so that you can easily enter that info into a database.

Your other option is to write to the appropraite tax assessor and ask for the entire real property tax assessment roll in a digital format either on a CD-ROM, diskettes, or whatever method they use to back up their records.

I suggest that you use the letter which is available at: http://www.

This letter has been composed by the Student Press Law Center and quotes the statutes and your rights under them. All you have to do is fill in the blanks. You can use the list of public officials in your manual to mail merge this letter to all of them.

I hope this helps.

Perhaps others from Virginia can share their experiences with us.



From: "Lisa" <> Bridgeport, Connecticut.

I have come across lots of abandoned property and i was wondering if i can offer a quit claim deed on these properties from these owners.



Why not?


From: "Marla Mora" <>

Thank you for sending me the information on tax forfeited properties.

It is good information and I am absorbing it. I have gone to almost all the webpages you direct and I have read almost all of it. It is great information. Thanks for providing it.

Marla Mora

From: "Marla Mora" <

If you go to the courthouse yourself and search for the tax records, that should be free, right? Isn't that public information?

Aren't all the tax liens and taxes due freely input in computers in the courthouse? Aren't all lists of properties for sale distributed in the courthouse or published in the newspapers?

All that information should be free. Is it difficult to obtain? It should not be.

Marla Houston, Texas


How much should the deliquent tax list cost from the county auditor? In Ohio I'm being told as little as $5.00 to as much as $369.00, which I think is too much. Should I try to explain the law to them about "at cost" to them ?Comments Please.


That is why we include the public record statutes in each state manual.

What I do in cases like this is purchase the requested record from one of the counties offering it for the smallest cost, get a receipt, make many copies of the receipt, enclose a copy in my requests to other counties and then ask the other counties why they are not abiding by their own public records statutes.

I would send my request to the public officials using the Freedom of Information Act form available for each of the states at:

Public officials are not supposed to be in the business of making a profit by selling public records. Those are our records (not their personal property) and we are entitled to them at no more than the actual costs of reproduction plus postage to mail them to us.

This is an excellent question. I hope my answer and the link above will help others who encounter the same problem.

I would also add that if some public official tries to over-charge you that you get their response in writing and then you write a letter to the Editor of a local newspaper in the county where the official holds office. Newspapers have done more to open up the public records to the public than any other organization. We should be grateful to them for what they have done.

One of our customers recently used this procedure of notifying newspapers of violation of the public records statutes in Arkansas when the Commissioner of State Lands refused for over 3 months to provide him with the records he sought. The result was a major news story published throughout Arkansas by Don Rey Media Group plus the Commissioner of State Lands put all of the requested records on the Internet so that now anyone in the world can download them. Any thing that you can do along these lines will not only help yourself but others throughout the country who encounter the same problem of denials, delays, refusals, ignoring your request and the most common practice of over charging for copies public records.

The one thing public officials try to avoid at all costs in bad publicity.



From: Mykal Smith (

I'm trying to distinguish between the Tax Assessment Roll CD ROMS vs the Tax Delinquent Roll CD ROMS. What information does the Tax Assessment Roll CD ROM contain, and how can it be used in conjunction with your material?

Thanks in advance.


The tax assessment roll is the tax assessment roll for the entire county which includes both delinquent and non-delinquent properties.

The delinaquent tax roll only includes properties delinquent for non-payment of taxes. Many of our customers use this to acquire proeprties from those property owners who cannot or have no intention of redeeming using the technique explained in each of our state manuals.

I and many others have great success in just using the tax assessment roll and targeting certain areas or subdivisions with the solicitation letters. This way we pick up a lot of properties with the taxes all paid up from property owners who no longer are interested in keeping their property. Many of them will let it go for a small consideration.

Also, I use the entire tax assessment roll and purge it down to only out-of-state property owners, and only properties with assessed values of more than $10,000 and Less then $50,000.00 and only vacant properties (no improvements).

I simply modify the letter in the manual that is used for contacting delinquent property owners and state "The public records indiciate you are the

owner of the above described proeprty. This property may or may not hold the same promises for you now as when you first acquired it. ....."

I and others have great success using this technique.



From: "Anthony L. Thompson" <>

I read that counties in California have the option of selling TLCs. I can't however find out if or which counties have exercised this option. Any advice?


California counties do have the option under present statutes to issue tax lien certificates. I know of no counties in California who have chosen to exercise this option and doubt if any of them ever will under the present statute.


Below is the result of your feedback form. It was submitted by Rick Moody (

commentsorquestions: 1. How do you deal with the issue of marketability?

Do you know a way to satisfy lenders ?

Bonding? 2.

Is Title Insurance available on properties which have sold thru a county tax lien sale or resale?



I do not get involved with Title Insurance ( or Bonding? What ever that is.) I sell only on a Purchaser's Agreement. The agreement provides that if title insurnce is sought that is sole responsibility of the buyer. I do my own financing and never have to get involved with lenders. It is not difficult to sell a property for about 50% of it's fair market value when you are only paying 10% or less on the dollar for the proeprty. Sell for a small down payment on small monthly payments including about 10% interest.

I know of many others in this business that as soon as they eliminated the use of title insuance companies and stopped trying to sell for all cash have started to really prosper.

Hundreds of thousands of properties are sold all over the county every year without the use of Title Insuance Companies, Realtor's and other thrird parties to the deal, who seem to be deal killers in many cases.

Just read the success stories. I do not think you will see Title Insurnce mentioned one time.



Hi Roy,

I've been hearing about the value & excitement of tax lien certificates for about 3 years now. I first went to a free seminar held at a local hotel. After listening to some great info, they asked for $800 to get "the information needed". Like many people, it was too much for me to spend. The reason I went in the first place was to find a better way to provide for my family. I stumbled upon your great site about 3 months ago. I get & read all your newsletters. I'm learning a lot from them alone! I have not ordered any manuals yet because I'm not sure where to start. As a New Yorker, I know it's not a tax lien certificate state. Should I start with a manual there, or as a novice should I start somewhere else? I would like to maximize my investment & hopefully start off with some sort of profit, even if it's small at first! Please help! What do you recommend for somebody new at this exciting business? What & where is the BEST place to start? I look forward to your response. Thanks for listening!

Mike Maietta, Coram, New York



I recommend that people new to this business start in their own state. It makes no difference whether it is a tax deed type state or a tax lien certificate state.

There is a technique explained in each manual, which I refer to as the letter writing technique. Whether your state is a tax-deed type state or tax lien certificate state, property owners become delinquent for non-payment of taxes in all states. The best way I know of getting started in this business is to obtain a list of delinquent property owners in any state and write the suggested form letter in our manual to them. It is amazing how many of them will give you a quit claim deed for a small consideration ($25.00 to $100.00). Just read the many success stories and you will see what I mean.

I recommend that you get a manual for your home state; thoroughly study the statutes relating to tax sales in your state; review and know your rights to the public records by reading the public records statutes included in each state manual; and visit your local tax collector and start collecting data for your program of letter writing. $39.00 for a state manual is a lot less than the $800 which you were asked for the other program. By the way, I hear that organization, which was charging $800 for their material, is now out of business.



Hi Roy,

Just wanted to drop you a line to let you know that I got the info I ordered from you in great shape today, and to thank you for sending it so quickly.I'm looking forward to having a lot of fun and making a lot of money with this.

I'll definitely be at your web site on a regular basis to check out what's new, and if I come up with any new ideas, i'll be sure to share them.

Thanks again, and have a great Holiday,



"james e. frazier" <>

If there is a building on a parcel of land that I have purchased from the state do I also own the building?

ANSWER: Unless the building is assessed separately as "Improvements Only" the answer would be YES. If you have invested in a tax lien certificate, then you would have to go through a foreclosure procedure to get title to the property. Generally speaking the improvements are part of the property being foreclosed upon and you get the building. There are cases where the "Improvements Only" are sold in which case you get the improvements but that the land.

From a Texas Resident:

I am interested in learning this business and buying your manuals but I noticed that the state of Texas does not have tax lein certificates. How can your Texas manual help me learn this business? What is the minimum amount of money does one need to get started?

ANSWER: Texas is what is commonly referred to as a tax deed state but it is like a tax lien certificate state in many respects due to the fact there is a redemption period and a huge penalty payable to the deed holder if the property is redeemed. Texas tax sales are judicial foreclosures sales where the high bidder receives a deed to the property. The owner of record has six months to redeem if the property is not designated as agricultural exempt or homestead exempt. If the property is agricultural or homestead exempt the redemption period is two years. If the property is redeemed anytime (even the very next day after the tax sale) during the first year the redeemer must pay the holder of the deed what he paid plus 25% penalty. If redeemed during the second year the penalty is 50%. The successful bidder is entitled to immediate possession of the property as soon as his deed is recorded.


I recently bought the CA manual and am excited to get started. My questions are about quit claim deeds (I didn't see much about them in the manual -- did I miss it?) What is required to make such a deed legal? Where can one find the forms (or the format to make your own)? Who needs to witness the signing, and, where do I file it when it's finished? As you can see, I'm really new at this, but I want to do it right to avoid problems with resale. Could you please walk me through a hypothetical situation? Thanks!

DeAnna Torres


Neither we nor others on the internet who are not practicing attorneys have the right to give out legal advise.

Most of our customers do their own quit claim deeds. They are very easy to fill out. You can obtain copies of a quit claim deed from most stationery stories. If you cannot obtain a copy there you can visit your local county recorder's office and ask to see a copy of a recorded quit claim deed. Just have the clerk make a copy for you. that should give you an idea of how to fill one out.

Our trust manaul, available at, has all kinds of forms in the kit including a quit claim deed form, bill of sale form, warranty deed form, special warranty deed form, and many others that you might need in this this business in addition to the actual trust agreement. I suggest that you take a good look at and see the many benefits of setting up a trust whether you ever purchase a property or not.



Hi Roy:

A little over a month ago I ordered your manual for California and Arizona on TLC. I decided to investigate, to my surprise after about week of trying I ended up with two parcel of land in Arizona for 750.00 with full cash value of $38000.00 and this is clear title. I never thought this was possible, thanks to you Roy; millennium year is looking very interesting.

I have a question, I found two other parcels of land, each land was issued tax certificate for year 1992,3,4; but not foreclosed yet. year 1995 state cp and no cp was sold since 1996. I know that those two parcels of land are worth 10,000 each and back taxes on each property is $1005.25 will bring it up to year 1999. I can not locate owner of property and people who holds tax certificate has no intension of foreclosing how would you go about getting those two parcels of land.

Your reply on this is very appreciated.



You have two options.

One: Buy an assignment from the County Treasurer of the state held 1995 certificate and immediately apply for a deed through a court action. You can do this after the certificate is 3 years old in Arizona.

Two: Buy an assignment of one of the 1992,3,4 certificates from the certificate holders or any one of them. You appear to know who they are. You might even get them to assign the certificates to you for less than the taxes due. On those certificates the five years is up and you do not have to go through a judicial foreclosure. All you have to do is apply for a deed from the county treasurer.

I am proud of your success. Keep it up and keep in touch. We love success stories like yours.

It encourages others to get involved in this very profitable business.



I am interested in buying your tax package. I am interested in Tax Lien Certificates, and I was just wondering what state guarantees the highest interest rate, and which states that have the shortest time of jurisdiction to obtain a title to the property if the delinquent property owner does not redeem within the time.

Thanks and hope to hear from you soon.


ILLINOIS Illinois is a tax certificate sales type state. Both individuals or the state can end up as holders of the tax sale certificates. The annualized yield received by a holder of a tax sale certificate can be unbelievable. It is a little complicated but can be sorted out with a little study. The successful bidder at a tax certificate sale is the person willing to accept the certificate with the lowest PENALTY PERCENTAGE. The maximum penalty on non farm land is 18% and on farm land is 12%. This is a PENALTY - NOT INTEREST. The penalty applies each six month period or fraction thereof prior to redemption making the annualized yield on a bid of 18% a minimum of 36%.




"48-4-42. Amount payable for redemption. [a] Except as otherwise provided in subsection [b] of this Code section, the amount required to be paid for redemption of property from any sale for taxes as provided in this chapter, or the redemption price, shall be the amount paid for the property at the tax sale, as shown by the recitals in the tax deed, plus any taxes paid on the property by the purchaser after the sale for taxes, plus a premium of 20 percent of the amount for each year or fraction of a year which has elapsed between the date of the sale and the date on which the redemption payment is made.

INDIANIA "6-1.1-25-2. Amount required for redemption.

(a) The total amount of money required for the redemption of real property equals the sum of the amounts prescribed in subsections (b) and (c) of this section. (b) The total amount required for redemption includes:

(1) One hundred ten present (110%) of the purchase price stated in the certificate of sale if the property is redeemed not more than six (6) months after the date of sale;

(2) One hundred fifteen percent (115%) of the purchase price stated in the certificate of sale if the property is redeemed more than six (6) months but not more than one (l) year after the date of sale; or

(3) One hundred twenty-five percent (125%) of the purchase price stated in the certificate of sale if the property is redeemed more than one year after the date of sale.

(c) In addition to the amount required under subsection (b) of this section, the total amount required for redemption includes all taxes and special assessments upon the property paid by the purchaser subsequent to the sale plus six percent (10%) interest on those taxes and special assessments."

IOWA The state of Iowa contains 99 counties. Tax certificate sales and tax sales of county acquired property are handled by the county treasurer of each county. Certificates of sale are sold to purchasers at the annual tax sale or where there are no bidders they are bid in the name of the county. Interest is calculated at the rate of two percent (2%) per month or fraction thereof until redeemed. The redemption period expires at the end of three years.

FLORIDA Florida has 65 counties. It is a tax certificate sales states. This simply means that tax certificates representing tax liens on properties which are delinquent for nonpayment of taxes are sold to the public or bid in by the county in cases where there are no bidders. The rate of interest payable to a certificate holder is l-l/2% per month which translates to 18% annual interest.

MARYLAND There are 24 counties in the State of Maryland. This is a tax certificate sale state. The property owner has one year from the date of the tax sale in which to redeem tax forfeited property or up to the time the certificate holder files an action in equity to foreclose all rights of redemption of the property. The interest rate can vary from county to county and year to year as the county commissioners set the rate. Baltimore City is currently paying 20%.

Mississippi The purchaser at a tax certificate sale receives a return of 5% of the total amount paid plus 1-1/2% interest per month until redeemed. The owner of record has two years in which to redeem 

Hi Roy,

I just got back from research in Great Bend. I discovered that some properties have been to sale before and should probably be avoided (flood zones delapidated houses etc.). An interesig situation however, 3 lots 'in a flood zone' which have been to sale before, but there is also a couple of lots across the street 'also in flood zone listed by a realtor for 12-14k. What do you make of this?

Do you ever consider lots with mobile homes on them in a MH park?

I found a commercial lot, currently a used car lot that was previously a gas station. How do I find out if there is an environmental problem with this lot ie....old tanks still underground?

Do you always sell for cash or do you carry the note sometimes?





Many times the mobile home on a lot in a mobile home park is assessed as real property and goes with the lot. I have purchased many such deals because lots of people think they do not get the mobile home. All you need to do is check with the country appraiser and see how it is assessed. If it is assessed as personal property you do not get it. If it is assessed as real property you get it if you are the high bidder.

I would still go for the lots in the flood plain as there is usually no minimum bid and you can sometimes pick them up for $5.00 or so. They still make good trading material. Just because they are in a flood plain is no sign you cannot use them for something.

I do not know about the used car lot. I would still take a chance on it. Buy it in the name of a trust and have that property the only property in the trust. In the event of a problem you have avoid personal liability. Also, if it is currently being used as a used car lot you have a built-in tenant.

I almost never sell for cash. I sell for very low down payments and try to make the contract 20 years or more. I will normally sell for 10% of the selling price down (or less) small monthly payments which wuould take years to pay off and 10% interest. This way I get paid for a long time. Not only that but by not requiring cash or a large down payment, you can usually get a few more bucks for the property. What I am interested in is a lot of small monthly payments coming in over a long period of time.


From: Ralph Martone <>

Subject: Florida Manual Mime-Version: 1.0 Content-Type: text/plain; charset="us-ascii"

Greetings Roy!

Signed up for your Florida manual and received it the following day by E-Mail - thanks for the excellent service!

I was apprehensive about purchasing this manual because of the some 98 million solicitations I receive on how to make money. However; upon receiving it, I found it was the most comprhensive manual on Tax Forfeited Lands and truly amazed at how you could assemble and distribute this manual for such a low price! I DO SMELL SUCCESS!

You may use my E-Mail address for anyone who wishes to confirm my satisfaction with you manual.

Thanks again!


Hi Roy, I want to thank you for your Texas guide, it is info packed and just looking around in my area and using the Harris County Appraisal District website, I've been able to look at various properties right in my area that I might have an interest in. I do, however, have a question about the Montgomery County area sale. The area's website shows that it may be a bit of a distressed area income wise. Do you think that if a person were to acquire two or three of these properties that they would have a pretty difficult time flipping them? Take a look at the Montgomery County website and look for the local paper and the most recent ads for rental and property for sale. Another area to look at within that paper's classifieds was for employment, to see what the economy is like there. I value your opinion, and wonder what your ideas are on the possibilities for property flips there. You are an amazing man, Roy. I have followed a lot of your responses on investor's network, your website, and would love to meet you in person just to shake your hand and show my appreciation for someone who is a true financial adventurer. Lunch is on me........ Sincerely, Mark S. Lytle Houston, TX (Small town just north of the raging metropolis of Manvel.)

MY REPLY: Even properties in a distressed area can be excellent investments in this business. Even poor people need a place to live. If you can buy it for no more than 25% of its fair market value, I do not see how you could go wrong. These decisions are, however, up to you.  It is your money you are spending.

Hi Roy

I have a question in reference to selling a property the way you sell your properties through owner financing. How do you get people to buy without going through Title Companies ripe off when they request a title search, policy etc? Do you show them a copy of the deed (it some time shows how much we paid)? How do they trust you that the property is really yours?

The reason I am asking is that I have a 16-acre tract that I will be offering for sell on March 4. A similar property across street is selling for about 4,500 an acre. I can make 5 times my money at about 2900 acre. I will get back about 50% of my money up front and a note for about 400.00 a month for twenty years. WOW what a great return...

As always thanks



Hello Jesse:

I avoid title companies like I avoid rattlesnakes.

I am attaching a Purchaser's Agreement I use and some other forms.

If you get involved with a title company or an attorney they will cost you more deals than they will make for you.

I simply tell the customer that I purchased this property at a tax foreclosure sale. At that time the attorneys handling the foreclosure served all parties of interest. The procedure was just like a title search. There is no reason to do it over again. If they insist, I tell thaem that I will not pay for it. I am selling the property far below its fair market value that they can pay for it if they want. I still would not enter into an escrow agreement. That will just delay and delay matters. In this business you have to be a "not-wanter".  This means that you need to reflect the attitude that you just don't care if they buy or not. At your price you will have no problem finding a buyer. Incidentially, this is a good attitude of mind to have at a tax sale. Never be a "wanter". There are so many good deals that you never have to pay too much. You have done 50% of the work of selling when you buy - if you buy correctly.

If you sell it on a Purchaser's Agreement they will be making payments to you. Your only obligation is to furnish them a deed only after they have paid you in full.

Put these attachments in a file on your computer. You will need them sooner or later.

Hope this helps.



I'd like to order 4 books, but dont know which states are best for whatever reasons. Could you tell me which states offer better deals or easier ways to obtain property? Can you get property in Hawaii easily? Also, what is a Trust Manual, and how do you search a title before getting the property. I hear Oklahoma is good for peoperty now. Thanks a lot.

Roy's Answer -

My recommendation is to start with your home state. The techniques in the manuals have worked well whereever used. Recently, a customer did acquire a property in Hawaii for only $100 from a delinquent taxpayer using one of our techniques and form letters.

It is difficult to say which are the best states. It depends on whether you want to invest in tax lien certificates for a high rate of return or if you want to attend auctions and bid on property.

The states with the highest rate of return on tax lien certificates are:

Illinois - 36% minimum annual return on most tax lien certificates sold.

Georgia - 20% penalty regardless of when redeemed.

Florida - 18%

Iowa - 2% per month.

Arizona - 16%

Indiana - minimum of 20% annual return.

Michigan - 15%

Colorado - 9% plus prime rate.

If you want to go to an auction and acquire the property, I have had excellent results in Oklahoma, Kansas, New Mexico, Texas, Arkansas, Nebraska, and California.

You asked about how to research tthe title. You do not have to worry about title. At a judicial foreclosure sale a title search is done by the county prior to a sale and all parties of interest are served either personally, by certified mail, or by publication.

I have never had a title problem in over 40 years and while acquiring over 10,000 properties. So, why worry about it.

You can read all about the trust manual at

Hope this helps.


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