How to Choose an Escrow Officer: 14 Questions to Ask (& One BIG Thing to Notice)

How to Choose an Escrow Officer: 14 Questions to Ask (& One BIG Thing to Notice)

4 min read
Marcus Maloney

Marcus Maloney is a value investor and portfolio holder of residential and commercial units. Marcus has been named the “Equity King” for his impressive ability to find real estate opportunities with massive amounts of equity.

Marcus, a high school dropout, went from G.E.D. to M.B.A. Although his education has a major impact on his investment philosophy, the real impact came from his upbringing.

Marcus thrives on completing successful transactions. As a young kid, his parents and grandparents faced many challenges; as a result, it made him think of ways he could help. His mother and grandmother were avid investors—not in the market but in people. Marcus was a recipient of those investments. And his early years were hard work growing up on a farm.

Marcus was a strategist at an early age. To relieve the burden of his family buying him clothes when it was time to return to school, he decided to make a small investment that paid big dividends. Marcus decided to purchase a small piglet at the beginning of summer, feed it until it became fat, and then sell it to a local farmers’ auction before the school year started. This was one of his first transactions and the beginning of his adventure of finding equity in every opportunity.

Marcus’ hard work continues today: He has completed over $3.3 million in wholesale transactions. Currently, Marcus is a licensed agent who wholesales virtually in multiple states while building his investment portfolio. Although wholesaling provides great money, he saw the opportunity to buy some of the deals he found and convert them into cash flowing rentals.

Marcus currently holds seven rentals, two of which are commercial units. He’s also done the unimaginable and purchased a school, which was converted to a daycare center. Again, he turns what is a marginal profit into a significant equity position. He leverages the equity by using the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy to increase his portfolio without any money out of pocket.

Marcus has been featured on numerous podcasts, such as the Louisville Gal Podcast, the Best Real Estate Investing Advice Ever podcast, FlippingJunkie, and many others. He’s currently a featured blogger for BiggerPockets, the largest community of real estate investors in the world.

Along with completing transactions and working to build his portfolio, he provides mentorship to aspiring investors. This is done through one-on-one interactions and through his successful YouTube channel and blog.

Marcus does utilize his M.B.A. for more than real estate. As a consultant for a successful non-profit institution south of Chicago, he uses his expertise in the development of human capital. His philanthropic efforts help existing stakeholders develop in their capacity to serve those in need of assistance.

Marcus completed his M.B.A. in 2011 from Olivet Nazarene University.


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We have all heard the importance of building your team and how you cannot take on the world of investing solo. This is very true, but having a dysfunctional team is worse than not having a team at all.

I recently had an area of my team that was creating obstacles and damaging the credibility of my business and my image personally. In business having a bad name is the worst thing that can happen. I had to take steps to eliminate this dysfunction completely, or it would have destroyed everything I’m building. I worked diligently to evaluate the problem and held the party accountable. Once the issue became a recurring problem, I knew that it was time to make a change.

My prior title company was the issue. I thought maybe it was just the escrow officer. I was trying to give the title company the benefit of the doubt, but after working with the escrow officer’s manager, I finally came to the conclusion that this was not an independent incident, but a company culture issue. I would not receive responses to emails in a timely fashion, docs for closing were not submitted until the eleventh hour, and communication with the sellers was horrendous, which pushed closings back weeks (yes, I said weeks).

Related: What is Title Insurance? The Real Truth About How Title Insurance Works

This was killing any referrals the sellers were willing to give me. I had to facilitate transactions through the end, and I did not enjoy being a transaction coordinator. I finally decided to move to another title company after talking with a partner agent of mine. I thought this would be a simple process. I could call a few escrow agents with whom I closed a few deals and just move on right.



I would call to set up appointments to meet with them, and I would not get a return phone call. I would email them… no response! I could not believe it, but I have learned throughout my life that some things and some relationships are not meant to be and not to press the issue, or it will become a bigger issue.

After receiving the referral from a partner agent in my brokerage, I decided to vet the escrow officer like I would vet a seller. I arrived early, and I had all my questions on my iPhone, ready to see how she and her team would respond. They did exceptionally well.

How to Choose an Escrow Officer: One BIG Thing to Notice

Always arrive to the appointment early. I do this to talk to the receptionist to get a feel for the company culture. If he/she seems too busy and stressed to have even limited conversation, then I assume he/she is either behind on work or busy helping the escrow officers get caught up. Uh, lightbulb moment, they are not efficient, and customer service is not a priority.

You can tell a lot about a company from observing the receptionist.

The receptionist’s primary duty is to receive new/existing clients to the company. This person is responsible for providing the first impression you receive. If this reception is not warm and welcoming, turn around and leave. Your service from other company employees will likely mimic that initial impression. This is not true in all cases, but who wants to take the time to find out?

In cases such as this, I either leave and notify who I was scheduled to meet with and inform them about the lackluster reception I received from the employee, or I continue with the scheduled meeting, but make sure I politely inform them of the level of professionalism of the receptionist. Now, don’t get me wrong; I am not some primadonna, but I understand my business is important, and I want those who are affiliated with my business to have the same demeanor.


Related: 2 Unexpected (But Invaluable) People to Add to Your Real Estate Team

14 Questions to Ask Your Escrow Officer

  1. What are your office hours? If they reply with standard business hours, this is not the place for you. You need someone who is willing to stay late for clients.
  2. If needed, can you meet a client for a signing away from your office? This is to identify if the client’s best interest is at heart.
  3. Do you have an assistant? Are they familiar with the files? This is for accessibility.
  4. Do you have multi-lingual capabilities? This is a must, especially in the Southwest.
  5. With what methods and frequency do you communicate the status of your files and to whom?
  6. What recording times are scheduled for your company?
  7. What are your rates?
  8. What are your escrow fees, including wire transfers, recording charges and delivery?
  9. Do you have a mobile notary available?
  10. Do you offer couriers to pick up EM?
  11. What is the method and turnaround time for property profiles?
  12. What other services do you have that I may not be aware of?
  13. What was your worst nightmare file, and how did you solve it?
  14. What do you expect from me?

Do not feel overly obsessive when asking these questions. The team will see that if you come prepared, their level of preparedness needs to match yours. When I sat and interviewed the escrow officer’s team, they were impressed at how prepared I was, and I was impressed at their level of knowledge.

Remember, those who are affiliated with your business should match your level of desire, intensity, and preparation.

Do you have a certain method you use to evaluate your team members?

If so, let us know with a comment!