All Forum Posts by: Account Closed

Google the owners name and see if you can locate an email address. 

I hunt and send emails all the time

@Dylan Barnard
Are you an agent as well? If not I have a solution for you.

It's a nightmare property for the owner for sure. You can send mail to another country, I would do that.

If it's under a business name, do an entity search and send certified mail to the registered agent's address. If he is in litigation, it will be current, but it may very likely go to his lawyer - which is perfect means of contact.  

If it's in his personal name, he could give a family member in the states a power of attorney to sign for him at closing. They can also do a mail out closing if that family member is in another state, but in the United States.

Here's one thing to consider. I do not know any Oklahoma laws. Back taxes will have to be paid and it's very likely that city/county mowing liens will have to be paid, they have to be in Texas even if it goes to foreclosure. 

You might want to lean how to perform a title search before spending too much time only to find out he has some baggage preventing him from selling. Like an IRS lien, an outstanding judgement, etc. 

@Jerel Ehlert
Thank you for the detailed response! I realized after I posted this, that I had posted in the foreclosure section of the forum instead of the HUD, VA & Tax Sale area.

Yes, I'm referring to a tax sale. You answered my question perfectly! 

It's refreshing to speak with someone in the legal arena that has knowledge and understanding tax sales and foreclosures. I have called a few locals hoping I could find a go to guy to pay for advice, and I can tell you they all say they understand the process until I ask the most basic of questions and they fumble. I'd rather deal with the guy who knows the answer right out of the gate.

Have you ever had any resistance evicting the former owner of the property prior to the sale from a JP court during the 2 year redemption period?

Example:
Jonh Doe lives at 123 Fictional Street with a homestead exemption. Can I buy the home and file for eviction on his primary residence during the 2 year redemption period and rent it out.

I believe this is possible, but I'd rather ask now and make darn sure I'm right. I understand the deed gives ownership to the auction buyer. I just wonder if it's a grey area - or just plain black and white text. 

@Ned Carey
Awesome! Thanks for that clarification. I see a ton of people talking about them. 

Thank you for the detailed information!

@Wiley Strahan

For what it's worth...

I'm sure other people are probably way more knowledgeable than me on this. From what I understand, a quit claim deed breaks the chain of title.

You may want to call a title company and see if they will offer title insurance if you choose to sell.

Maybe somebody will correct me that's more knowledgeable. Never hurts to make a call.

@Syed Ahmed

If you can learn to do your own locating, it'll speed up the process and save you money.

I'd start by pulling the name off of the Appraisal District.

If it comes back to a local name and address, cross reference that name against other addresses in the same county, and surrounding counties. If they have multiple properties find out the one that has the highest tax assessed value, that's usually the one to target.

If it comes back to a business name, depending on what state you are in you may be able to look up that information and find a solid mailing address.

If it doesn't come back to anything or your state does not give out that information, use a website like Corporation Wiki to see if they have any other businesses with addresses you can cross reference.

If all else fails, find a local private investigator to pull the name and current driver's license address. They'll probably charge you something like $100.

Always search the name followed by obituary for your area. If you go and knock a door and ask for Joe, you could really irritate a widow if she answers the door. If they are dead people, try to be as respectful as possible if you are sending mail.

I just found a property like this. I checked the appraisal district and it only shows one home on the property.
He's literally paying a third of the taxes he should be. That makes me nervous as I don't know when the tax assessor will realize that they aren't taxing him. You may want to double check that all 3 are on the tax roll if they are on one pice of land. 

Your numbers look great! I'm curious to see the answer about the conventional loan myself.