All Forum Posts by: Russell Brazil
Russell Brazil has started 177 posts and replied 16824 times.
Post: Seller won’t allow showings
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Why disturb the tenants unless youre willing to pay a price the owner is willing to sell at? Many tenant occupied properties you cant even see until there is a purchase contract in place and you do an inspection.
Post: 2025 Prince George's County MD Tax Sale Recap
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Quote from @Kareem Aaron:
The foreclosure rate for pgc tax liens is basically 0%.
meaning, most liens get redeemed.
the maryland department of assessments and taxation (SDAT) releases a tax lien report, which is sent to the governor.
no property shows as foreclosured in the 2024 report.
I'm thinking maybe there is another strategy at play (at least in PG county).
-Kareem
Any foreclosure from liens purchased in 2024 wouldn't happen til 2026/2027. So yes, that's correct that Zero have been foreclosed on from thr 2024 sale.
Post: 2025 Prince George's County MD Tax Sale Recap
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Quote from @Kareem Aaron:
Today I participated in my first tax lien auction in PG County, Maryland.
It took weeks of prep work to....
- aggregate information from various public sources
- define my criteria and perform data analysis
- review last year's tax sale results to get a ballpark of where I need to be with my bids
- drive to each target property to see the condition
- and etc.
I was ready and excited to jump in. There were 3 batches and I placed bids in all of them.
I waited patiently for the results of each round only to get let down b/c I didn't win a single lien.
My 2025 post sale analysis (see below) shows that bidders are bidding so high that the bid premium is eating away at the interest rate.
What could be 20% interest is turning out to be mostly 2-6%.
You can get better returns from the stock market.... Heck, you may be able to get better returns from CDs at some banks!
So this is my question... why would anyone want to go through such an ordeal for such minuscule returns?
Why would the top 10 bidders invest millions of dollars for just 3%, 4%, and 5% interest? Couldn't they get a better ROI elsewhere?
I wanted just 12-15% returns, but I didn't even stand a chance.
Effective Interest Rate when including Bid Premiums
| Effective Interest Rate | # of Parcels |
| <0 | 147 |
| 0-0.01 | 27 |
| 0.01-0.02 | 94 |
| 0.02-0.03 | 252 |
| 0.03-0.04 | 592 |
| 0.04-0.05 | 613 |
| 0.05-0.06 | 247 |
| 0.06-0.07 | 81 |
| 0.07-0.08 | 44 |
| 0.08-0.09 | 56 |
| 0.09-0.1 | 43 |
| 0.1-0.11 | 28 |
| 0.11-0.12 | 10 |
| 0.12-0.13 | 16 |
| 0.13-0.14 | 10 |
| 0.14-0.15 | 12 |
| 0.15-0.16 | 7 |
| 0.16-0.17 | 12 |
| 0.17-0.18 | 17 |
| 0.18-0.19 | 10 |
| 0.19-0.2 | 261 |
| Grand Total | 2,579 |
Top 10 Bidders
| Bidder Id | # of Parcels | Total Cost | Average Interest Rate |
| 339 | 475 | $ 11,356,743.79 | 5% |
| 340 | 483 | $ 5,091,556.81 | 5% |
| 807 | 104 | $ 5,039,338.98 | 7% |
| 900 | 193 | $ 4,850,247.31 | 4% |
| 609 | 430 | $ 4,734,374.50 | 4% |
| 918 | 115 | $ 3,873,364.51 | 3% |
| 890 | 112 | $ 3,105,298.64 | 4% |
| 911 | 125 | $ 3,065,210.49 | 3% |
| 727 | 85 | $ 1,665,088.82 | 7% |
| 954 | 50 | $ 1,526,072.12 | 11% |
-Kareem
They're not bidding for the interest rate. They're bidding for the potential to eventually foreclose on the property. And the people winning those bids, sometimes even at negative interest rates are buying hundreds, if not thousands of these liens.
Post: Apartment turnover referral
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Quote from @Ti'Keya Williams Lawrence:
Hi! I have a duplex in Baltimore City and currently not having a good experience with my property managers. I need a 1 bedroom in a Duplex turned over and looking for referrals. Thanks
Property management in Baltimore is always challenging. Ask @Sara Frank if she has any recommendations
Post: New investor looking for a mentor
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Try going to your local REIA to meet real people doing real deals
Post: Landlords: What’s the One Admin Task You Wish You Could Outsource?
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Maintenance calls from tenants
Post: First time investor here
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Quote from @Adebayo Olusada:
Hello team, I live in the DC area and work and tech. I wanted to know how to invest 20k as a first time real estate investor. Wanted to know the dos and don’ts of this industry as I know there is a wealth of knowledge here. I’ve seen that is it a risk with investing but having money just sitting in a bank doesn’t really help when trying to build wealth. Any suggestions are appreciated. Thank you!
Where I would start is buying a primary residence and househacking it. Thats a great entry point for a starter in the DC area. You have to pay a monthly housing payment, you might as well build equity for yourself instead of equity for a landlord.
Post: Would You Buy a Note Where the Borrower Hasn’t Paid in 15 Years?
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Depends on the price. Ill gladly pay $1 for.
Post: Discriminating against tenants legally
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You are a complete buffoon
Post: Am I wasting time looking for a “perfect” market?
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Cash flow is opposite of low risk.
The amount of cash flow is the measurement of risk. It's called the risk premium. As risk rises, so does cash flow. As risk decreases, so does cash flow.
Yield is a function of risk.