Hey all — quick update from my last post on filtering before skip trace in Valencia Falls / Coral Lakes / Bristol / Vizcaya 33446.

First batch — 10 absentee pulled — ran PAPA before skip:

3 already SOLD (2020, 2022, 2024 — new mortgages $767k, $775k) — list was old

2 owner-occupied — mailing = property — HAS homestead exemption — DO NOT SKIP

1 LLC registered-agent contact

1 Canadian 850 Lakeshore RD Dorval QC — different process

4 REAL keepers — $10 trust transfers same family 8-14yr NY/OH, $0 exemption = real absentee, Total Payable $0.00 Paid green early Nov discount -$284 to -$312, No lien

So 60% would have been wasted skip credits if I traced first.

Rebuilt from advice here:

Before skip:

PAPA last sale date vs list date — $10 trust = SAME family KEEP vs $380k-$775k = SOLD

Homestead $0 = absentee KEEP, HAS = owner-occupied DO NOT SKIP — check tax record not mailing

Mortgage — No new mortgage = stable equity KEEP, New 2022/2024 = SOLD

Tax Collector — Total Payable $0.00 Paid green + early discount = Clean MAYBE LATER Letter Only, $7500 delinquent + no discount = HOT

Stacking — absentee + behind taxes + code = HOT, absentee + 8-14yr + $0 + $0 Paid + No lien = MAYBE LATER

Enrichment:

Last_Checked_Date 2026-05-13 — Next_Review 2026-08-13 — recheck every 60-90 days — missed tax or probate flips MAYBE LATER to HOT

Trustee on deed — kids more open than parents — skip kid (40yr cell) not parent (70yr landline) — fixes dead numbers for 70+

TruePeopleSearch 70+ — old landline/2019 number — low reply — fix with trustee + LinkedIn cell

Outreach:

70+ NY/NJ — call first (pick up), if VM → text right after — test 50/50

2 campaigns — NA = 3 touches then monthly, MAYBE LATER = own tag text every 14 days — pull same day when they reply or 14-day text still fires and flags as spam

HOT = combination verified absentee + equity + distress + contact, NA = confirmed disqualifier recent sale / gov / duplicate / owner-occ, Else MAYBE LATER + reason + review date

Canadian — recorded mailing + entity records — test small batch — check consent — Track Source_Date Confidence Reason Next_Review

Results:

Batch 2 — 50 pulls Valencia Falls / Coral Lakes / Vizcaya using 23-column tracker — only 4 flagged NA (8% waste vs 60% before) — saved time + credits

First-text reply ∼10% for 70+ — now testing call-first — will report back

Built a 23-column tracker and 12-step wall SOP from this. Screenshot attached below — landscape PNG — green = Tax Paid Current, yellow = MAYBE LATER KEEP GOLD, blue = Source_Date Confidence Reason Next_Review.

Happy to share Excel template if useful for your farm.

Question: For those running 50-100 pull batches in FL — what else do you add to flip MAYBE LATER to HOT faster besides tax delinquent + code + probate? Active listings / permits / code issues?

Thanks to everyone who replied before — helped a lot.

UPDATE after replies: Adding per @Velma Lee — PZB portal pbcgov.org/ePZB.Admin.WebSPA Code Compliance + Permits 2020-2023 no final = stalled project + Clerk Official Records probate/lis pendens + expired/withdrawn MLS stack — 23 → 28 columns — registered-account request — will report next 50 pulls how many MAYBE LATER → HOT