All Forum Posts by: Karl James

@Deborah Hill 

I am no where as experienced as the folks to which you've directed your question, so I look forward to their response as well.

When I am looking for vacant land, I look for out of state owners who've owned the land at least 5 years (preferably 8 - 10+) and if they are delinquent on taxes, even better.

I downloaded @Seth Williams 's contract pack and have been using a cancellation clause based on what is in his template.  I haven't had any seller explicitly discuss it with / take exception in the few deals I've put under contract or make any issue of the clause when I presented an offer & contract (maybe they were too focused on the low price).

1. CANCELLATION:  Buyer retains the right to cancel this agreement by delivering written notice of cancellation to Seller before Closing Date or the date when the deed is executed and delivered to Buyer, whichever is earlier.

@Lorilyn B. 

About a year ago a guy named Arnie Abramson visited a Realty Investment Club of Houston meeting was at and he did a great presentation on Tax Deeds in Texas and part of his program was about a "learn and earn" program he has.

Basically, his company would teach you how to analyze properties and attend auctions for them, so they could cover more TX county's monthly tax sales, and his company funded / bought the deeds (using you as their agent) at sale.  This wouldn't make one an investor, but it did pay some form of commission IIRC while teaching about tax sales.

If you Google his name along with Texas tax deeds I suspect you can info abut him and the program he has if something like that interests you.

@Ross Benedict I suspect you will find the availability and functionality of the tools available will vary greatly county by county.  For example, in the counties surrounding where I live a couple of their sites are very useful, others not so much.  I've also found that while two different counties may use the same software - they may not have the same features enabled.

I've found that a Google search for "<county name> appraisal district" will often get you to the right county web site.  Then once on the site, I poke around for anything that hints a a look up function (by owner, address, property #, etc.)  For example if you know the address of a particular property you can usually look it up.   Then once the detail for a specific property is displayed, there is often a "GIS" or "Map" menu option that will display the property (outlined) on a county map.  Most sites I've ran across allow either a map / street view or an aerial view.  Also, most have a "layers" feature where you can check a box to show roads, city limit boundaries, etc.

Often, once you've got the GIS map displayed, you can scroll around the area and click with other property boundaries to display details on that property such as the county APN#, owner, etc.  Using this info you can then search for additional detail for that property.

Often the county will use various codes for types of property, etc.  Many times there is a menu pick on the main appraiser site to find out what the codes mean.  Other times I've been able to Google"<county name> <filed name for the code. codes" and find a link to the information.   lastly, a call or visit to the County Appraisal office can yield helpful hints as to how to access the information you need.  Last week I stopped by our county's Appraisal office, took and number and waited in line, then spoke with a young lady who (while very nice)  real didn't have much more than a basic understanding of how to navigate the county site.  But when asked her if she knew of someone in the Appraisal office IT or data department that might help me figure out how I might be able to search for particular property types - she quickly game me the office phone # and e-mail for someone who has since provided a wealth of info.

Hope this helps with possible approached what you are looking for.

@Josh James  Thanks for the reply.

The properties of current interest are a couple of vacant lots in a development that has a good deal of builder activity.  From what i can tell researching past deed activity,it appears to be owned by a corporation formed by a few family members that were hoping to get into the home building business - but haven't.  Last year the county filed a suit for past due taxes on the properties.  Since then, it appears the entity has been making monthly payments on the past due taxes.

Since I last posted, I talked to a representative at a title company (Boston National Title) that indicated their firm might be willing to issue title insurance if they could do sufficient title opinion work to get comfortable.

@Sasha Childers 

Welcome to BP.  I am from Fulshear and have found BiggerPockets to be a great source of information and support from a very selfless user base.  I hope you do as well.

@Account Closed 

Welcome to BP.

@Tony Williams 

Welcome Tony.  It always great to have someone BP with building / contractor experience.

@Tiffany Langford 

Welcome to the world of BP

@Lorilyn B.  I have found the folks at Linebarger Goggan Blair & Sampson o be very helpful with questions I've asked about the tax sale process.  One thing I have done occasionally is hang around after the sale is over and patiently wait until the LGB*S rep has finished their post-sale paper work with the constable.  Then, introduce myself and ask if they have a just a few minutes for a tax sale process related question.  I usually get some great info and insight.  I ask them for a business card and follow-up later with a short e-mail thanking them for their time at the XYZ county tax sale Tuesday.  Then, if I have a brief question in between sales, I send them a note (usually as reply to their "you are welcome response" to my original "thank you" - emphasize we've connected before) or I give them a call, while trying to respect their time.

My limited experience validates @Josh James  feedback with respect to title and banks.  I did run across a company (Tax Title Services - you can goggle them) that will do work to issue a certificate to specific title companies with which they work who will then provide title insurance - based on my conversations with them, it isn't cheap or quick ( $2 to $3k fee and 2 to 4 months for their part - then however long the title company takes).  They work with Boston National Title (who has an office in Dallas) to facilitate title insurance.  I talked to a guy named Bruce at Tax Title Services when I was contemplating a deal - I didn't successfully purchase the property at the tax sale, but did want to understand potential costs before I bid.