All Forum Posts by: Deborah Hardin

In Arkansas, tax delinquent properties are auctioned off by the commissioner. This usually extinguishes the mortgage and non-government debts, similarly to what Arnie described. 

However, there are always exceptions. It's a good idea to talk to someone familiar with the market you are looking into, before you bid or buy a property.

We frequently have consults with investors before the Arkansas auction season starts, so they will have a better idea of what to expect and what to look for. Maybe you can find someone who does this in your area.

Best of luck!

What state are you looking in?  

If you are looking in Arkansas, I am very familiar with the tax auction situation here, and might be able to answer some of your questions. Our firm handles the confirmation of many tax deed properties.

Welcome @Alia Ganaposki!  I'm located in central Arkansas.  My husband and I are very interested and busy with the real estate market here. 

Love your curiosity and can empathize with the tiredness!! I am a mom of 4 (3 boys, 1 girl.)

I'd love to hear more about your Arkansas property. How did you find it, when you are in NY? 

Also, how does it work out for you, renting out spaces in your home? Is it awkward? Inquiring minds want to know! :)

We don't handle any wholesale deals, but do encourage new investors to check out the Commissioner of State Land's auctions. They auction off tax delinquent properties every year, from April through Sept. 

You can see all the listings online: http://www.cosl.org/catalog.aspx

Or, just google "Arkansas Tax Deed properties."

Best wishes on your new venture!

Yes. LLCs need a lawyer to represent them in court. 10 day evictions? Sure, if everything goes smoothly... but when you have professional tenants, that is rarely the case. 

Few lawyers will touch the criminal eviction, at this point; which leaves the "unlawful detainer action" as the primary method to evict. It can cost a pretty penny.

As far as whether Arkansas is a "landlord friendly" state.. yes it is, for the most part. However, if you are in Little Rock, I've seen simple clear-cut evictions drawn out for 4-5 MONTHS with multiple hearings, because the judge is trying to give the tenant time to fix their housing issues (despite what the actual law says.) This doesn't happen in most cases, but it can happen.

@Brian Jaynes Thank you for the update on this bill!

In Arkansas, I usually combine the eviction with the confirmation and quiet title process (court action.) Of course, the first thing to try is asking the occupants if they'd be willing to move out for cash. 

What state are you referring to?

If you are looking in Arkansas, I might be able to help.

In Arkansas, if you have an LLC, you need an attorney to represent you in court. If you try to represent yourself, the case will be dismissed.

If a hearing is set for an unlawful detainer action (eviction), a witness is usually needed to answer questions about the broken lease, attempts at service, etc. However, there are exceptions. Sometimes, you can provide an affidavit or deposition, rather than appearing in court. You'll need to talk to your lawyer for specific information, when the time comes.

Hi @Kris Mead 

I have several articles that describe how the process works and what to expect at auction - but since it's my company's website, I cannot post any links here. 

Try googling "How to purchase tax deed properties in Arkansas." 

The Commissioner also has a buyer's guide, which you can see here: http://www.cosl.org/buyer.html

Bids are usually made in person, during the auction. Many investors fly in for a few days, or hire someone local to bid on their behalf. For any unsold parcels, offers can be made by mail. 

The winning bidder will receive a limited warranty deed to the property.