Kerrville, TX · Member since 2016 · 34 posts · 19 votes
Hello BP family,
I am currently building a database of mobile home park properties in Texas and while I am gathering the property information, I am hitting a roadblock when it comes to finding the contact information of the property owners when they are operating under an entity such as a LLC, Limited Partnership etc. I am wondering if there is a way to find this information?
A little more digging lead me to this site which looks more like what you are digging for: https://www.sos.state.tx.us/corp/sosda/index.shtml However, there appears to be a $1 charge for each search...
Hope that helps you find the information you're looking for!
A little more digging lead me to this site which looks more like what you are digging for: https://www.sos.state.tx.us/corp/sosda/index.shtml However, there appears to be a $1 charge for each search...
Hope that helps you find the information you're looking for!
Wesley Branaman , I'm curious as to why you would wanna gather this data and purpose. I assume that one would make this in order to send out yellow letters to find out whose interested in selling...
I've created entities for asset protection so that my personal information is kept out of the public eye. Addresses would be easier to find then direct phone numbers, but even then a Nominee is put in place and resigns his position.
This being said, along with my assumption, id use the PO Box that is associated with that entity because the person that receives this "yellow letter" from you forwards it to the actual owner.
Time suck, but still affective.
Best of luck!
-Alonzo
@Scott S. My intentions are to both send mailer letters and to cold call the mobile home park owners. I was told by Charles DeHart (from the Mobile Home Park Investing Podcast) that its not a good idea to market to the registered agents. I assume that there is a good chance they would act as a buffer to the owner. Though it may still be a way to get in contact with the owner. Would this be true?
@Wesley Branaman, my Registered Agent is hired by me and sends me my mail and letters that are made out to my entities. Sounds like mailer letters would be the only option. I'd personally send out my own version of letters to change it up on a quarterly basis. Consider adding a personal touch.
Sounds like everyone is doing mailer letters now a days.
Ok that sounds like a good way to go for mailers.
Another resource I have heard of is TLOXP. It is supposed to be an excellent source for contact information but it is difficult to get set up to be able to use it. Has anyone tried this in Texas? If so, how did it work out?
TLOXP is a good source however you must have permissible purpose to gain access. Texas does require the LLC's members to list their name and address when forming the company but not sure they post that information online. I would sign up for the account to see exactly what information is available. If they only post the registered agents info your best bet would be a skip tracer.
Thanks Tony Battle . I found that they have a free trial but I'm sure they expect the same requirements as a membership. Any ideas on what their requirements would be in my situation?
Sure, first you need to be an established business with a proper license. Some companies like TLO will allow a home office, others will not. 2. You need to show permissible purpose. A collection agency, PI, or a company looking to perform due diligence on its customers would have permissible purpose. In your situation it sounds like due diligence would be your best bet however they normally want to see a company website & email or some kind of marketing material to prove this is the business that you are in.
Great info guys! I may just have to wait to gain access until I have a business started so I can have all the things they require. It may not hurt to try and give them a call though. I just worry about getting black labeled for trying without the proper reasoning (if they do that). Until then I might just try a skip tracer or a virtual assistant with access to TLOXP.
Another service that I subscribe to that may suit you a little better is Hoovers company data. It provides contact information for key people within an organization. I did a search for Texas under the SIC code for mobile home site operators and it returned 743 results. It is a little expensive but it saves a boat load of time and all the info is at your fingertips.
Wow thanks Nick B. After trying a few entities, that website has given me exactly what I was looking for! I am going to try it out even further later today to find out just how well it works. I can not thank you enough!
Wow thanks Nick B. After trying a few entities, that website has given me exactly what I was looking for! I am going to try it out even further later today to find out just how well it works. I can not thank you enough!
So I gave that website another go with more searches and it has proven to be extremely valuable! It does exactly like you said (shows owners, their title and drawings of the relationships to said entity) and more. Just wanted to share my results. Thanks again everyone for your help!
@Wesley Branaman that's a good site and oftentimes accurate but not always. If you are looking for the name of the person in charge there are a couple of ways to do it in addition to corporationwiki.
First is to use google. Put in the mailing address of the owner (from the tax records, which you can find online) and see what comes up. If the LLC is managed by another entity you might find the name of the managing entity in a google business listing or in the search results. Then go to their website and look at their management team page.
But the surefire way is to go to the county recorder's office and run the name of the property owner (LLC) in the grantor/grantee index and look for a deed of trust or mortgage. These would be recorded if the LLC borrowed against the real estate. Then pull up the actual document and look at the signature page and you'll not only see the entity names of the managing entities but also the name and signature of a managing member or all managing members. You can also do this online in some counties, although some charge for online searches or document viewing.
Brian Burke that is great advice. I will try that method tomorrow and see how far I can get. I know that I am concerned about contacting the wrong person due to improper information so the more accurate the results the better. I will let you know what I come up with. Thank you.
Thank you @Erik Drentlaw, I do use that resource and it is very useful. The only problem with it is it only gives the name of the registered agent, which I believe is only a legal representative. The website mentioned below, corporationwiki.com gives more information regarding the actual owners, presidents, members etc.