Transcript for:
Navigating Real Estate Title Challenges

hey so show me the mic here with Charles Charles it what's up what's up and guys today's special special guests our good friend Logan is gonna share some knowledge with you guys there right that's right Logan is gonna drop some bombs especially comes to dirty title Logan is what to be considered a title expert for someone just here earlier so hey aren't you the title King so that's coming in a sprint round but today guys Charles and I definitely wanna sit down we want to take what's in Logan's head and share with you guys who are watching because if you guys have title issues you guys are definitely gonna watch this episode this podcast is gonna be crazy for dirty titles and contract disputes stay tuned guys [Music] [Applause] [Music] [Music] hi guys were back man Logan is our honor man our pleasure to have you here hey good let's get it to a min so man we've gone back how about a couple years now yep in a few years and we've done some deals or we've done which had some heavy discussions I want to say that when it comes to title issues but before we get into the tide of issues Logan uh let's just talk that stuff from the beginning for the people who are watching how did you get into real estate well what made you do what we've done before real estate so I was in the oil field well before I went to the oil field so my mom's a realtor for a long she did sales for radio stations and winter Realty it's all sales my dad's a CPA so I had some background in finance and then the real estate of course have been around it forever so the real estate market we've got a little weak back there in two thousand seven and eight mainly eight my brother and I flipped a couple houses back in our hometown and we did pretty good but we realized we didn't have enough capital or it won't be as central taxes temple that's right - couple Street yeah 60,000 people not a big place you know we buy $20,000 miles put fifteen in it and make fifteen when you sell it not bad but we realized we didn't have a lot of runway mm-hm and so not to only I had a buddy of mine called me from the oil field and you know what happened out there you know you work every single day of the week for three years and they pay a ton of money sad laugh so I went out there and save going to money is what it was I just I needed the cash and I knew that that was gonna be an important component so I'm working out there for long I've come in to San Antonio on the weekends well Roger San Antonio it was the closest big city I've never been I've been like field trip to the Alamo dome as a kid yeah my Laredo Midland and every about three weeks I get a couple days off that come here and I'd seen Austin the east side of Austin develop and I saw parts of Houston develop in the past so I'm gonna Eastside jogging riding my bike this could be gold one day maybe yeah so that's kind of started getting into that and you are right it was a little bit of risk it took all the money out of my 401k and all the caches to bind those little Lots for a couple thousand bucks and houses for the ten grand or whatever and I want to under than that dude looking back now I would have borrowed everything I could from everybody but everything you know so did that and once the oil we serve you a lot of market pricing pressure on the barrel of oil in 2015 mmm and that was right about the time that my property values went from like this it's about that mmm sound look I even haven't quite as much cash that point behind some real assets and so at that point I sold a couple properties that turn around pretty good so I got some cash pay some bills for a while here try to do some real estate deals so so that's why temple Texas you said Oh a tween oil field when do we do the first real estate deal was the real estate was a kind not a lot of people who are watching the show a lot of a lot of whole selling but you weren't even start off as wholesome did you know I bought some rent houses for a family member back in Temple when I was living there so we did a couple of flips that was chosen in ten is one that was the first deal was a rental how'd you find that first deal and he gave my mom was a realtor so she found a couple deals so that was 10 years ago so you could find fair deals in Dallas so that's where the first couple of them came from they were small deals but it was paying lipstick I think I'd be on their nice clean little houses and and when you use this attitude throw your head here in San Antonio what year was that that was 2011 and 12 and if you look back to 2011 and 12 that's two right now and then I made for you like like education 100 it's incredible I would say each year because of what we're doing every day we're learning years and years and years worth of experience in every six months or nine month period so I'll start out doing the flipping and just from there some any idea of better deals so I started looking for motor deals and I certify these problems can sanitary the super old city and that leaves tile problems and these things I mean these people would say oh they'll give you this darn property back you know back then the property would work much so that side that said look I'll give you this property for $3,000 if you pay off for 3,000 of back taxes we're sick of mowing it so I'm in a 10,000 square foot a lot of the east and I Drive by a little brewery for five variants experience so it got for you yeah we we pride ourselves on undoing clearing a lot of issues on title but but I think you've taken the stuff to a whole level yourself you know because you're doing a my a lot of stuff that people don't do so fair to say I think I didn't really intend for that to happen but what stirred to happen is the market sturdy so competitive if you'll notice we're into that 2020 right now so 2017 it got to the point where 16 and 17 finding leads the same way you used to do where you couldn't go get the prick you couldn't print out the rec report list 21 days before the sale and you get deals on doors you get pre foreclosures anymore because they're like already sold it calls letters every text messages with voice programs everything so at that point I looked back and said these deals and have all the title problems at 15 owners and all these dead people and no one knows where they're at and the judgments and liens everyone says five people tried to buy no one can buy it well it's a niche man I mean we get into the weeds ourselves ma'am but I like what you're doing because I know that you live in the weeds everyday so at this point you just down and dirty just grinding pounds so I don't mind talking about that a little bit but I don't know about uh easy home buyers where we have from easy home buyers how did that start - where you add now with AARP I know you just announced it yesterday right yeah so I want to show up about that what is it say what you do I think you guys have it did an incredible job of saying home buying home selling Realty investments literally it's investing and brokering in the same shop and your name is it couldn't be any more clear and we started being buying the houses and it want to make it easy on people you know what I'm telling you go to these people's houses they'd say man I've been trying to sell this house for five times than I can it and I realize we are offering a service that nobody could but we look just like the 20 other home buyer and after doing that long enough I started to realize in the last probably four years I spend half my time either in court or on the phone with our attorneys we're dealing with city managers or somebody in it county municipality something like that and I just realized yeah we're not easy house fire anymore we are a resolution company that is solving super-high level problems yeah and it was just time to change that's why we make the change to me we started out really promoting a company that we still own and actually hold on assets him called eight pitches properties and then I mean the more we got into the weeds of they're not issues for people you know in title issues or just problems general we switched over to home buy them set of solutions which is our parenting all my time selling and now it's just like just HP HS you know because this is kind of like brandy you know and yeah people just know you but they so tell me but uh the new name so we realized you know I say we all explain it may be at some point but I started out by myself I got a partner in a company and then Brian came on and after about a year of realizing that he was really good at this he became a partner and then Dave joined about a year ago and he was made a partner in January so actually I'm a partnership several others know they're four of us but we realized that that group what we were doing is really finding the worst problem to tell but we're gonna fix it some of them didn't even know the answer but we knew at the very end of every road some sort of judicial solution can fix everybody yeah so we just serve promising people the world because we knew we could fix it but sometimes didn't know how and that was the big message whether it be companies that are in the dumps and yet to owners that are fighting that we can bat part of their interest part of their interest in the company mmm-hmm retirement plans from divorced people the real estate stuff obviously orphan estates the funked of states you know we're resolving assets and problems and we have a partnership better close before you right now that's right pretty near that mean is it thanks a lot yeah you know just to that takes a lot yeah trust me but with four guys I mean know what I'll be wrong on all our guys here they don't work for what for us they work with us so it's really kinda like we have a collaboration of you know characters attitudes you know emotions you know everybody's different everybody's striving to one go yeah but you guys have a collaboration of actual you know paper and and and was it a big decision to bring light together under one umbrella you know our visit strange explain this with I feel like you're a really strong business in terms of volume and all the bandwidth we have but our business is I'm stressful we don't have deadlines on stuff you know we're only using our own cash right using outside financing so we don't have to answer to anybody and we have a very low pressure situation and when my first partner and I built the first part of our company it just worked and I don't know how but it literally just worked we became friends we've worked so well together we complemented each other and we just naturally became partners anyway one day were like our books are a train wreck we need to make this a real company they have their own bullets instead behind in yours and we did that and then when Ryan and I started doing some deals together we never fought me and we never argued I respected his position he respected mine eventually I'm like gosh this makes so much sense and we're literally married yeah we did I'm I'm married to those dudes and the way these companies running it to me for the rest of our career probably unless something yeah we're married I know right yeah you know we've met a couple of times three gunmen yeah solid dude great family gonna has this stuff together so what's the actual name on a company because I missed it so asset resolution partners is now our brand all right it's a little more bland it's not quite as as flashy as some of the ones in the past but this sounds at all at some resolution partner we got a bunch of partners we resolved the heck out of the stuff and we're not real big flashy group but we sit down on the ground you got me always busy well guys that's a little bit about Logan where he came from so oilfield temple yep first year was a flip yeah that was happy to be in temple because his mom was a realtor and of course was a said dad's house was the first one couple buy notes and then explored to San Antonio because obviously San Antonio and temples such a different market but Logan is ready to drop some bombs so if you guys have questions that's going to Stratus in this question that there's already a couple questions already you guys don't know Logan is really really a good expert when it comes to title and title issues so he's going to talk about two things today one one will probably put a little more time on will try get to both his contract disputes and I will talk about title dirty title issues that one but someone says contract disputes what do what do you mean by that one where we can say hey I want to talk to you about contract disputes or this is well give me some examples or you guys have some questions please start asking away but contract disputes yeah challenging now before you start talking before he starts talking you guys know we have this bun called the High Point and Logan if you don't know what the high button is is every time you drop a golden nugget that's gonna help someone was watching this podcast where they're from Texas or anywhere else you get one of these noises that's a regular oh man the record is kind of tied between Don Seto and I'll prostate Elijah Elijah Ruben Elijah Rubens are here on the last week's podcast was the fire damage King but I heard that Logan is gonna name title King so the goal is to get as many of these as possible because we want to blog value to the to you guys before we go I just wanna I want you to everybody out there I'm coming for your background you know we have we all have backgrounds sure if you apply yourself man honestly can anybody do this man I will say anybody can but there's a couple really really important things this stuff is slow you've got to have the legal knowledge you've got to have patience you can't finance these things anyway it's got to be cash I'm not rocket science I bailed out here on college twice what once they let me back in I got suspended I have a terrible academic risk so what you're saying is maybe that title or maybe not you know stuff that takes a lot of time but can anybody jump to this business and if they want to do this yeah can they do it yeah it just takes a long so for you guys out there that are just starting out if you're just jumping on this horse and you're popping a deal you don't know where to go what to do course you can always turn to Mike and myself but I can tell you right now I know this man right here both Mike and I knows this gentleman right here and we you know we think highly of him and we would like or we would endorse any time as well I'll say I would say about 1/3 of the transactions that I do are from a referral source whether it's you got probate attorneys so we're just real estate attorneys are not specifically in real estate got title companies Realtors that listed property to sell can't get it sold wholesalers and have problems and just sellers get referred in and we handle a lot of different ways to pay a referral fee sometimes we partner with them they're a million ways to skin that cat and I'll say we're not grading on it so when somebody if it makes sense well so there's a lot of people watching some shoutouts everyone's watching before loading it started to strop dinies hi poms I do want to do a few announcements real quick guys saw on your screen you should see our social media guys if you haven't done so yet please follow us on Facebook Instagram YouTube the Association we haven't done so yet join the homebuyer on some Association where we got tips tricks all kinds of good stuff visit Trump to also calm we do have a lunch to learn coming up guys the lunch learn is March 17th if you are local it's gonna be buying real estate was creative financing Khmer help myself Charles the home bottom son solutions team so we can chat more about creative financing it is a free event so let's get back to this podcast and Logan I'm ready to push this button to the batteries run out man so let's get started I got one right now so talking about contract disputes I was talking a really old incredibly wealthy very successful real estate guy and I remember he told me we're talking about contracts and problems and he said I said it's in the contract that's the contract that's the deal and they said a contract that's where the negotiations started sort of laughing and I didn't understand what he meant he five years later I get it I know that paper says this stuff right now but when he said a contract that's where the negotiation starts I was baffled okay say that one more time a contract is where the negotiation starts first one of the night a contract is when negotiation starts I see that yeah a crazy thing is you sign it I sign it I got a deal together this is what we're gonna do it doesn't take five minutes for someone to change your mind so I know it's on that piece of paper but are you gonna do it exactly like you said I needed act like I said I don't know and if one of us does it now with the table talking will renew how many of you else deals that had to be retreated Lots mmm one term one term changes your reclaim yeah so I'd be using a regular one two four contract are using a special contract it depends I've got the one to four or not improve I use that a lot there's a realtor or turning involved we have a one-page that's basically an abstract of that that cuts a bunch of the BS out it's literally a one page deal I use that pretty often alright so contouring disputes in a quick 30 second nutshell or just even in brief what do you mean by countries protecting someone like when Logan says contract disputes what exactly is he talking about well words seem to be really clear but if you don't write it you notice when attorney write something you write one sentence but to say the same thing here at all yeah this alone that paragraph it's hard to read because they were there but there's nothing ambiguous about it but if you ride it seller she'll vacate property up when getting paid but what does that mean at the fun at the closing of the sale when the title can be wired to check when you son but he didn't I don't know there's a thousand ways to get it backwards hmm so sometimes translation is your problem but a lot of times it's flat out we make an agreement and somebody says I don't like that agreement or something's changed oh my gosh I have a $30,000 lien against me and that's gonna come with my sales price I'm not selling you the property what do you do when that take place well first thing that is about you at the end of the day of humans are emotional about the majority of humans make their first decision on emotion so I don't try to to give the idea of what I want to do and I'm using that person that delivers I'll have the title company or someone in my office or me depending on if we're going through titles most of our properties now we don't buy their title but I just deliver the bad news hey we finished our title abstract we've got a problem now did you buy a car in 2007 from Toyota yes I did then did you pay that off or did you have to give it back hard to give it back they repo'd it because some [ __ ] they're mad right ok you know there's probably a deficiency a judgment and they probably took you to court well I never win it so I kind of like get them in there so we'll look Toyota Motor Credit has at $19,000 judgment against you and that's in the lien record that's gonna be struck it's in encumber your property they're gonna want that money before your title is clear so trying to explain that to them I don't tell them what I want to do how we're gonna solve it I said you have a problem I don't know the right answer right now but I'm gonna call you back in a couple days we'll talk about it they freak it's already freaking out 17000 there's no give them some time to think about talks their life talk to the kids sleep on it go exercise the next day get some more ass you'd call them a couple days later and now let's talk about the solution so I never want to deliver all the fries you try to help them settle those issues we do that we won't work with them and kind of settle issues getting removed you do that or just depends if a lot of times I'll go to someone and say look we can strip the majority of liens runs then taxes can be stripped if you're willing to spend the money in the time but in these cases you've got folks that have a foreclosure sale coming you've got two family members that are fighting one of them's moved to California next week they want their money so all these issues and you got to figure out am I gonna give you a discount and get a partial this down because we don't work through the process I'm gonna have to go over in my lawyer or they have to deal with it that's gonna take me a bunch of time what do you finally need be close to more hey man I'm not any others contract I'm gonna have to get my lawyer involved you get a lot of pushback you know we used to but I realize a large portion on businesses referral to hell and out and there's so much going on in the real estate market in San Antonio I'm rarely the first person to talk to somebody anymore usually they talked to two Realtors three wholesalers a couple other investors and maybe several lower your title companies by the time they come to me a lot of times they know about a lot of stuff so it's rare that I'm the one actually the more enough prefer that they've been through that several times so they come to me I'm not telling anything new they're telling me all these problems it and I look at it a way to deal I'll give you a good that's just some there I'll give you a scenario something that I'm sure a lot of people that are in this business deal with and and I'm sure I can take what we do and then you can drop some nuggets here for some people they might be interested so for example raw real world example we got a deal right now it's like other ones that we've dealt with before in the past and and the heirs won't sign right because there's another here they found out about that they don't want it then they don't want that hair to get anything out up it's it's common-law wife now their personal problems are there man yeah they do they hate each other like for us a lot of times if it's really that bad I mean we've let people out of contracts before but there's some times when you have a lot of invested in a deal you're like wait a minute time and money I can't get you out of this deal so so scenario here that's got a deal got once on his family they found out there were strange wife but they know about she's getting half now they're getting thirds on behalf and they're like it's stuck they don't want to move forward and I get where we said someone else I mean nobody's gonna close this deal because there's a column title and I'm not gonna relinquish my rights to this contract now we're past the point I keep this in mind listen to what he's gonna say and I'm giving him I'm giving you one that you gotta dig deep and I'm sure you're getting get the right answers we're past the point of the contract you know that's the point never return we're proud you're pregnant you're having this baby baby man come on wait you don't want to choke hey so we're you know concept title they're like well we don't have a contract might no worse than in contract right so boom scenario how would you how would you approach that first thing is go back to the folks and say I realize y'all had some bad the family I'm really sorry about that please don't hold me hostage for the bad stuff that's happened I'm the third party and I'd really like to get this resolved I know you all hate them but please don't hold me a hostage for that you'd be surprised that actually works more times than you think the next thing is I know that she owns 50% and this one gets a third now gets a third now gets a third but that doesn't mean that's how the money's got to be split I mean technically it is but the deal is whatever you guys agreed to so sometimes I'll go back to the it maybe it's this half the wife he said or ex-wife and say look this is a big title mess or you want to take this amount and then maybe try to bring a bigger share of the other family members have been paying the taxes all those things down other issues who's gonna pay no taxes who've been maintaining it nobody has ability with yeah a lot of times you can't settle that stuff but I try to get folks in there everything face to face and talk the next thing is I'll say okay I know everybody's mad who does what so you want to sell half you want to sell third they'll sell a third or whatever six the 6 the 6 whatever it is okay I'll buy a piece and then sometimes it gets a little tough but if you have one person that's holding everybody for ransom or maybe two people holding four people for ransom then while those four shares for maybe four of the six years I'll go pay all the taxes and now you can't close this through title like this but that's us so if there's 10 grand on tax about this for shares and a little discount and I spend some money on it go ahead and pay the taxes also the demand ladder over to the other two heirs it says we're tenants in common for the property code in Texas I just paid off 102 taxes however I only owe 50 percent of that 50 percents yours so I do need to get a payment by the in the next week you guys get so he gave two different scenarios first talk to the people you do the right thing errors yes settle negotiate ago she's lost I'm on my knees of people like tell people no pride there you go I'm begging you to do the right thing please work with us let's get this straight got my hands means it ships so my room a negotiated isn't matter with the title company says is what you can put on the table and get people to agree to now if you have the means if you don't need to call people like us or especially Logan is man start buying some shares I'm like will we do that we like we wanted to we want to do our very best to try to get a personalized possession of the property right because if we get possession that's everything right you know and you know it makes things a little in the scheme of things and then of course that you hear the bomb that he dropped right up and let them know hey we're tenants in comments right and I paid a hundred percent of taxes and I do you might have baby alright so so before I go into the next the bad part about it is so what happens when in your experience when they're like hey I'm not paying nothing I mean I've had all different ways I've had every scenario but at the end of the day folks don't want to litigate unless it is for a living it's not the one dude it's expensive it's scary and you've got to have really good attorneys otherwise it's tough so you know I tell people upfront it I'm here resolve this problem I got pretty far in I'm pregnant at this point we're getting out the baby and I need you to help me resolve this and I offer so many situations you guys haven't come to the house in ten years y'all don't pay the tax you're not using it I know you're still mad for the purse yeah but I'm already in this deal and I'm trying to help them get out of their bad situation by giving them some money that you've been holding a hostage for you're really doing a bad thing to them but now you're doing a bad thing to me and I'm trying to be this face to face I'll go to their place I'll bring to our offer and they can see you're human and you really aren't out like to be a bad dude then sometimes you really get involved and they work with you know that's this question okay how effective is that work when you actually just speak to the point hey the whole hostage the picture just gave between 0 and 100 how many times out of 10 is that pitch for you'd be surprised I bet you the more it works more times than another hmm but you here's a key you can't be fast she'll stick him I know you guys too you're telling someone I got to catch uncle in seven days I'm the best through this blah blah you're pushing the sign right now keeps on right nail please son today I don't do that I don't ask their signature today I don't ask for their promise today I just said I want you to think about it and I'm gonna call you in a week you gotta be doing a walk they got to know but they know you're in the game because you're yes they have to know that you're vested in there and really doesn't matter what they do or say because you're your you got all the cards right so I like that so let's take it to the next step so that when you've had to file suit on someone yeah so at that point a lot of times these folks don't want to get that deep in it I don't really want to either but this is your only real equitable solution at this point so you do that a lot of times you're either gonna hire a lawyer or that lessons are not going higher/lower sometimes they will they're gonna call you a nut your first shot to settle look I want to resolve this thing your client doesn't want to spend five or ten thousand on a retainer and burn 50 grand the next year just beating each other up all of us to lose these legal fees bottoms are going to play ball in the majority of those people that get to that point the majority of them will settle in every once in a while you get someone who's despondent they're just angry and irritated and they're out for spite or they're crazy there's a lot of odds and that's when you have to go all the way down so I find I told my guys is that when you but that could happen at any point with any deal yeah but you have to be real careful is that you know and I don't agree with you on this you have to be real careful that there's a fine line between you know explaining I understand how supplying you can't cross that line because I've had clients just spaz out on you because they think is they're so personal with you that they can just do that to you have you ever had that happen yeah and I'll probably let folks is stuff we all pride and ego or all adult males you know we don't want anybody tell us what to do but I let people run me over a lot of times I don't really have to use you know the words to show the strength there but I'll let him beat me up I'll let him beat me up and I'll plead to them and I'll really try to work with them and I want to I don't really ever try to get aggressive at all I just explain everything and I also like to use the property code the estates code the tax for the probate code not showing the laws we have all the books in our office show me the rules I'll show in case law you know we'll go on the internet search stuff together and I really try to educate them a time the last thing you want to do is bring the lawyers in because that's I know it's a good idea you don't feel like it you know you got it but it's me you know what he's saying I mean I know some guys man that won't stray that's the first thing don't tell the client I'll tell you three cases right now last year that we got to that place and I'm a cos if I call them the law firms we work with severide a conflict checking into this guy and his attorney and we're getting ready to get served he called me two weeks later I never heard from you I never heard from you your attorney said he's getting ready to start taking advantage of us we got a conflict check back we're ready to go and he was like oh it's not how I want it to go I said your prices like 20,000 30,000 Wow so now let's complete this cool circle all right you got a deal and clients going ghost on you you know the contracts title company you know 30 60 90 days of fast beyond the contract point that's one issue they're saying well now we're not in contract or more you're saying of course we are that's one question I want to ask you so that you guys need to distance is the other one is they decide they're gonna get into a contract with someone else so two questions one moment the man of the hour over so the first question is based become despondent yeah you're past 60 90 days and they're like hey man we're not in contract so here's the first thing that happens the contract expired okay started well you know what there's showing expiration date on that contract and they point to that pair that says the closing of the sails shall be on or before this day that is not an expiration date that is a material term of that contract you didn't perform that term of the contract sedating to go down their paragraph 15 that's default now we're the default contract that complex is a lot as well it didn't vanish why we brought this man that paragraph 15 default is that next to the mediation default whatever yeah is that in your one-page deal yes always so if you don't have that right in there it's it's a different deal but so the first thing is you got the ability to take the earnest money for liquidation images but if you're the purchaser it doesn't do so at that point yeah you got which I explain that to folks too but sometimes they go completely despondent well that happens will you follow my memorandum on that so I will not what I'll do is if that closing dates coming I'm gonna cash this cheque from the bank and I'm gonna go to the title company on that day now I know they've been they goes to me but I'm the auto company and say mrs. mr. mrs. escrow officer here's my cashier's check contract says the contract the clothing should be hard before this day so I'm here today with my cashier's check it like many they say well this L hadn't heard from him forever please call him ask him to come today they call him leisurely answer I come and click aside was for the best Regicides was Logan former life so it's a company attempted to close by his money basically burnt terms she signs it takes copy the cashier's check I believe it I get a copy after that I performed a lot of times folks say well you said you weren't gonna close so I didn't go but I was ready so I'll perform you didn't perform dude but he do with that doctor all you have to perform depends where this goes that's good evidence for Court and we does specific performance cases before and that was a very very important thing but he goes back in the file and then I reach out to the person they let him know look at this point this is in a bad spot not perform you have it I hope you're not in a contract with somebody else at that case I'll probably follow them or Liz pendants we're gonna file a lawsuit that's a little stronger than them oh wow what happened so I like them because catch that so that's very important you mind repeating that for them so you'd apply the memo and independence and it perform when you go balls-out is a man going for specific performance at this point I filed them in the most title companies won't close around them so we also know at that point I'll call one I'll try to stop by their house I mean I really go over breasts in a nice two acts unless y'all write him a letter it sounds like you're really really go out of your way to me I don't want it to get there but if it gets there you know that's kind of we do that so I found the writing letter just an old school form of communication we send emails we send text messages we do calls all that stuff we write really good letters we apologize to him for any of the bad blood we explain the situation we ask and beg sometimes for them to come back to the table we put a copy of the documents and we attempted to close when we asked for them to call us within a couple days or maybe a week or two if they would like to call our attorney and get some questions answered we'll be happy to pay for an hour or two at that time but I mean we really go every we go all the way man I you know very few people would just you don't even go halfway Eagle yeah I mean you're really going you really will not the red carpet run I want to give somebody it's like your kids you give your kids every chance they possibly can to get it right no one they don't like so let's get back to the court in a second let's just say now they didn't closed they said they ghost in you and then you find out that they won have a contract of someone else or god forbid they close the deal with someone else usually that could happen I'll get sometimes when he gets to that point we'll get that memo out there I've never had someone else close it but if we get to that point we're sending them letters a lot of times those folks tell the other person look I've got this guy sending the Attorney letters we get calls from those other people no that's the one I was telling you about the one in Austin where the guy was telling us he got some sellers decide and we had some and he was interfering with our contract that he knew it but he ended up calling us because he realizes a mistake that's good I like I like I like that that format because what you do will get what you're doing it puts them on a hot seat and if somebody else comes they feel compelled to let them know like hey man I got this other guy and so what that does for you unless you communicate by way of them to another party that may be trying to get in yep so at that point if we don't get anything there then we at this point we built all the evidence we have tons of emails you got tons of letters you have time to correspondence we've got the document from the title company we have everything so at that point we turn we do a turnover file to the attorneys and it's basically out of timeline it's got our narrative it's got exhibit ABCD so it's an entire like turnover package so your process and your trail with this is awesome man you noticed of it so the process itself becomes the case right good man that is so beautiful so you're patient that's one of the problems my lot of attorneys have hard time litigating is it because all the time all this play knows what happening on how we improve this so your patience your due diligence your documentation it's all it all can serve a purpose immediately or often serve as a means to an end yeah it helps educate the folks it helps keep them engaged it really helps give them all the when it goes wrong this is what you're using to get there that's awesome that's a quick question real quick so Jason Jason's good buddy of ours says he has a property with a $50,000 name from an attorney seller said he'll sell it at thirty five thousand what can he do to remove the link depends on what the lien is for an attorney filed a lien I see those would happen the bail bond lines in the area provide a service for somebody and the services actually paid for but the lien wasn't released sometimes so I was about this close to suit a little criminal attorney because he did services perform services for a gala to prop a lot of Eastside he butchered Tiffany he's not a real estate attorney for darn sure he recorded deed of trust and then listed bear county as a trustee which was a total screwup but he he did the case finished it up many deeded the property to had her deed the property to him in case was over indeed it back to her so he had all these messes up title instruments so anyway I ended up behind the property and he he our responsibility to her to fix what he did wrong but when I bought it I sent a letter to me said I'd like you to release this stuff and do some affidavits warming didn't respond so my next response in was this is slander of title of this book so now I'd like you to help me resolve this we're gonna sue you for slander title and at that point as attention came back Mike did you guys hear that I mean this is stuffy what do I know I don't know him I don't know and animagic questions I know you deal with attorneys all the time so I'd trust me I've had some they call me buck talk some serious like stuck serious man needless to say I've had a couple of them write me a quality letter because I wouldn't move forward as they would so do you find that some attorneys sometimes not real estate attorney but do you find some attorneys sometimes because they are attorneys they challenge yeah the property did they had a lot of experience going to school you know they've learned all this stuff that a lot of folks can't do they've got a special job they spend a ton of money you get in that degree and they practice in a very specialized field and 99.95 for some people six don't understand it they're intimidated by it so they realize they're special and they get away with not all of them the very small percentage of but they get away a lot of stuff for pushing people around and they shouldn't yeah yeah we've had a lady one time man then who she call means every name in the book man's real attorney and I was like am I talking is the attorney or somebody from you know so I was like I tell you what when your client gets foreclosed you let her know that that uh my heard not signing off on this deal she got foreclosed because he and when she gets that judgment maybe you can help her paid off and so the very next day the the client called me hey can we sign I said nope nope no man I'm sure please as a note you have your attorney call me and I don't need addition to apologize to me I wanted her to put it on her letter head that she's authorizing you she's accede telling utilizing advising you to sign on this deal and for the reasons that we know and yeah man about two hours later hi Charles how are you good for her yeah I was hard for Prague me you gonna do what she did the right there she did the right thing yeah but but you can't be intimidated man if you know what you're doing and if you don't know what you're doing close guys you know but you can't be typically will happen went out this the thing is when folks don't know what's going on they get scared traces room they're gonna see for two hundred thousand dollars of the damage and also you're thinking oh my god my house holds me go bankrupt yeah dude lawsuits like that take forever it's much harder to establish damages that people really consider measure and then you really can think I mean you got to win the darn thing and the other person has to pay for all that to happen dude it's such a very small percentage of that that act much at all so before I ask for something I'm not doing a lot of talking cuz this is a real special episode for me because we love title man yeah yeah and you know so I'm excited talking to you might you have another question I want to have fun a lot of people watching nothing but go to Nuggets fire sherry Sonya shout to sherry Jostens on your bryson gold nuggets go nuts this is value so a lot of good common missiles thank you everyone for watching but no but man I've seen you recently maybe you've done it more than one time but I seen you really take on properties they were landlocked yeah and I'm like who the why would you do that well what the hell would do that and then bill Rhodes yeah talk about that man so he's going they don't need those who are watching they explain my loafers we've got some beginners then we got some seasoned experts like dang it more on here and some but landlocked break it down to individuals you're supposed to have access to property you see that's how you know he's you know he's real babe you don't know that's real title word right there most people States but the title version is what he said so that's how you know he's the real deal most people like age people's every way in and out yeah that's how you know he's a real doughnut technically in taxes it's strange it's it's not it's only legal to sell property in a way that you have ingress and egress so kind of by default it makes it illegal it's a landlocked property but let's say mama and daddy owned a bunch of this land they're like cousins allows back there a brother build one here and they all let him drive down that side but they maybe they cut it up into some pieces well when cut when Mama dies and sells the front parcel somebody else buys it that road is not really an easement it's just a little pathway that they put a fence on it and made it look like a road it's not a real road everything is great when mom was alive cousins a lot of all that but as soon as somebody changes their mind or dies or leaves all hell breaks loose so there are a couple different ways that you can deal with it but what we found is the research is the first thing so I'll give you an example do it a lot there's so much you can go into this one but there's a property on Conroe the guy calls last year it said this property is landlocked I said okay tell me about it it's been laying like forever mama owned it's been laying like forever we've never been following the property other than to walk across somebody else's land oh my gosh by the way I've done paying my taxes on a cemetery okay so he tells me the address I look at it and when I come to chew off for he tells me a price so offer less because property that's landlocked there's no real way to compare it there's no real cops so you know you can't do that so what you have to do is just to build up the budget what I think it's worth if it's usable then subtract some legal fees now subtract some construction costs now subtract some risk costs and now listen you're down to this battle on it slow down please [Applause] you're speculating because you don't really know totally so I'll read contract with this guy we spend a bunch of time abstracting researching and researching and researching and I'll tell you upfront about half the land in Texas that you think is a lot paint but just because the CAD dealer that you're going to clicking on doesn't show a road doesn't mean it in there doesn't mean an easements not there so we spent Ryan actually not weeding me Ryan it's been about two weeks so the way the property went is you go across four parcels and then the road stops as a county or a barrier and then it goes down our subject parcel so we're trying to figure out how to do this so let's say all right you need to go find all the owners to all those adjoining properties right now now you need to run a title search back-to-back grantor to grantee for about 50 years maybe 100 because if anybody granted an easement it's gonna be one of those people so you're in about a hundred year title search backwards to all the adjoining properties and then once you get all this green to our grantees names you've got to run an exhaustive title search through each of those in the land records to see if anyone was a grantor on these policemen oh so it's several weeks of that he ended up finding an easement it was poorly indexed a name was spelled along even so it was like 10 times worse he ended up finding that from in the 60s there was a partition of a large family tract cut into four pieces and I did that partition D it had an easement so we grabbed that yeah sitting over to title told the guy I think we already know we hadn't closed at this point only want some time similarly title except the surveyors back out because a certain layer surveyed it had been hella Road we said that easements the surveyors they went to the meets and bounds and included that in our survey and their title policy we rarely buy with title but we found her answer early so we said let's just go ahead and get it with that so we have an easement is insured and a boundary survey and we bought it and then the next thing is I had built a road before so I didn't think it was that expensive to build a county spec road is expensive and then to have a storm that happens once every five years white half that road out in two weeks if I rebuild the damn thing that means we spent thirty five thousand dollars for a 500-foot County spec road how long was it five hundred foot five hundred yes now there's some very little elevations we had to put some drain pipes in there we do have some good drainage we had to build that road up some places probably four five foot so it was a lot more material than normal how large was the piece of piece of land it was six and a half acres six and a half feet was just raw land yeah it was unapproved everything hadn't been approved as huge subdivision on the other side of their homesteads all around it and the neighbor so where the season it was the neighbor on the tractor crossed the street and this one so they've been running their horses through sooner so when we show up with all these paperwork they were pissed but it was Superman so they are explaining to us that's why I run my million dollar racehorse you're not gonna let that racehorse out of there and I said you're on notice this fence is coming down in a couple of days if you let my million dollar racehorse out we're gonna sue you you let your racers out in the wild you're on my mind okay what were the numbers for that deal because he spent somebody spent thirty five thousand on the road yeah it's for a reason right so we looked at the land and they were getting ready to give the thing away they're gonna let it go to the tax sale they didn't care I said look we'll give you ten thousand bucks a team of the day ten thousand isn't no money it was not a lot for that property but we didn't know we're gonna do solving so he did that so ten thousand for the seller Tim how much the taxes my mask we paid the tax on top of that seventeen yeah that was survey and title field and in the road the roads like thirty five so we're all in 55 in the magic number well the realtor said two hundred so good do it list it that didn't work got an offer somebody offers 150 or 155 and they were thinking no way you're gonna take it and I'm not greedy I'm not trying to get I'm not trying to squeeze every yeah you know all the missions all the blood out of the turn up right there you're out here smoking a fifty thousand dollar discount I'm doing great this guy gets a good deal okay I'm happy so you're freaks thinking in they did married all the land like bro so just to be clear I saw that post I think yeah two weeks ago we got we bought 15 properties a year ago and one of them was up in Navarro County up in North Texas and we're letting out a little east of Dallas and they're looking at this thing like dude what we do is lay a lot we're gonna donate it to a land bank and they're gonna give us a tax credit for the diora a charitable donation mercy and like you know what let's just get rid of it forget their ten dollars no taxes on it Bryan comes in the office one morning he's like what is it he's like guess what is it Trumpy guess for ten minutes no clue it was a partition flap filed by a judge in a lawsuit from like thirty years ago and that was our easement I thought so that plan went from being worth about ten thousand to about eighty you you finally most uh most of the research you guys do you can do it online man in the big counties yes like Barrett County has an incredible search our records go back to the 1700s in Barre County that's awesome you get to the smaller counties and they stopped imaging their land records sometimes the 60s or 70s and you got to go to the county you got to sit up there like a land man with all the other oil and gas lamb and dig through the books move so Dave last week he was in two different counties he did put a 15 or my lumps on the truck driving to Cherokee County and Kimber the other one but he's out there in the yeah so Hoople also learned some other stuff like in Chicago in the early nineteen hundred's a huge fire burn down the courthouse that's before they index the land records it's a vital statistics data before Chicago might be hundreds peaks in the peaks entitled thirteen one a northen estate here had a despondent owner that no one could find it turned out he was murdered in Chicago and we were able to find his children so we love you guys are we understanding the value is coming out as I knows it's real technical stuff for somebody a landlord deal most wholesalers ain't include primals investors they actually buy or pass one this guy bought it put thirty grand into it and made six figures on a land lock deal we kind of bypass wholesalers because you know wholesale right I think maybe you done maybe one or two yeah the flips you do a lot of flips not so much anymore we've pretty much gotten paper pushers paper pushers and we're in the courthouse between OC things that's all we're doing man that's that's that's a very that's a very interesting niche I mean we like to think that we push paper but you're you doing it in a hole the level something that's really unique and should we admire that mr. galaxy Thanks what else you I don't you have big deals in Floresville and these Texas and what else he had going on in the last probably year we picked up 80 acres and West Texas there's 150 and Floresville purchase those got 65 yo we got 65 acres I used to wake up about an hour we got another 16 acres I was seeing Tim with all these acres me and they had problems a lot of the minerals there's some were producing some of our and despondent work in the States again so when you're um like on these type of meals are you reaching out to use individuals people I reached out to you and third question is are you coming up with your valuations to make these offers no you know it's tough a lot of times I don't make the offer out of the back out of the gate so a lot of I'd say a large portion of stuff gets referred to us by other folks we do look at taxes a tax list because the theme of the day there are a million ways to skin a cat on a lead list if there's a big tax debt it's the most sure sign of problem no we don't stack this we don't filter them a lot but we look for tax debt I know it for multiple owners you got that to your combination and so a lot of times we do this a little differently we look if there's some tax delinquency and multiple see that right there see there's the type of stuff you know a lot of people a lot of people sometimes will ask me stuff and and we start getting into the weeds and I could tell they get bored by it yeah but that's the type of stuff where he just said only comes from experience yeah and if you're not picking up on that and in particular sharing that stuff with with everybody you know of course you know because you know a lot of people want it but nobody will do it you don't say but that's time something comes with experience you know and so awesome awesome oh good I'll say something but do it talk to us about that that may want to get man which one you know what I'm talking about my the historical story along there though so he went straight to the bank right yeah yeah we're not talking about money-wise we're talking about now he went he walked into the bank and said hey I lied about his building a huge gamble was the story about it who owned it who built it so we're talking about valuations it's really hard to decide what the value is on an outlying property you look at a subdivision stone out there 40 houses sold the last four rows and they're all of them do you understand each other well you know your value right but when you're looking at almost 6,000 square-foot building in a historic district that's right by the parole and all the other houses are 1,500 and 2,000 square foot you're more than double all of them it's hard to value it is but you know we're looking at the delinquency list right so foreclosure lists a couple years ago and I've been looking for an office downtown but I hadn't found what we really want to get in this head of let's see they were in foreclosure so I called a guy I did a little research on the guy who got been wealthy he had a really big contracting company and something wrong his life don't know what but a mortgage loan had been taking out about four years prior three years prior something like that yeah awesome uh so I don't want to tell this guy I know about foreclosures your I didn't want him to turn into a prime you get a problem like this usually is I'm sitting in I'm driving my big yellow building doesn't look like anybody's there you thinking about selling it I might be interested just no mention the foreclosure right well matter of fact I'm thinking you better be yeah so I tell him hey man meet me over that's go to look at it so discuss sixty years old he'd been accomplished businessman long time some damn kid driving rat driving up some beat-up Ford Expedition he's not gonna be like really so I walked the building with him I talked to him he said you think you can take this thing on say yep I want it so make him an offer there was about 50 grand over what his original principal balance was I was worried so I knew he'd walk with about 50 and said you know I got an architect offer that's about 150 above yours they want the building I'm gonna be honest that's a great deal if you can get that thing closed I think you should take their offer you probably need my offer except today I couldn't match it and if I knew he couldn't get that done in two weeks just a baby should think that if it doesn't have to call me so I waited about a week called it no I'm still talking to him couple days before the sale he stopped answering my calls but I'd already walked the building I'd see what it looked like so I went to the sale credit bid takes it back to the lender no one came up with nearly 500 grand for $90,000 in cash to buy side I've seen six-foot metal gate around a lot no one's gotten into that house no one opened up the window village so I've called the bank immediately after that said hey you guys are the owners struck off basically of this property I'd like to make you an offer I like no no that would support closure say listen yeah you don't talk to trustee yet you're giving back how'd you look at the the lender that was on the dress trust deed of trust and then use words so the bank won't mind me asking who was the bank was it like Wells Fargo chase I wouldn't call them Ozona Texas bank Google vice president's they call him so he's West rates a vice president yep but I also I brought one of my partner's father who is a retired Wall Street banker really old guy he was he could talk to Todd he's old I didn't think I could walk in there and probably get the respect that I would need for a bunch of these guys it's not brought him with mix-ins smoo in their talk bein they'll take my offer so I'm basically paid all the debt that the guy had on it it was right around 500 so I told him look I need a mod so it did some good inspections to make sure nothing was often very shave dude I mean we spent some serious money I've seen I've shown you how to work with one who book that property amid food so Colonel Charles Gibbs was he was in the war and then he was a southern general land commissioner for the Lewis on the railroads before the railroads were consolidated so you parently the word is he ran a million acres in the southern part of the United States law railroads he built the Gibbs Hotel which was at the time the tallest hotel does instead where we thought my house for the built 1884 1880 1884 apparently he's not to fall down in the late 90s there was a 12 Plex murders all this stuff in there and the guy that had it before me bought it and his business was restoring municipal historic municipalities like courthouse like our courthouse you know I think it's contracted to do that boom so he redid this whole thing incredible yeah you got a nice basement what you doin up there with that base ID story yeah so we're gonna make it a whiskey cellar even though I lost my privileges to drink ten years ago mice got so much better yeah all the partners in the office like it and we're invested in a whiskey company here so I'm gonna make it a whiskey lounge I thought you were gonna make it into a man cave again yeah I voted right well they want to make it something kind of like I'm still holding man cave they call it whiskey sell everything same thing it sounds more professional whiskey man I know we kind of skipped in the beginning any cuz believe it not me I was already been more than an hour oh my god yes what uh well highlights do you have honest because I he has gems of top of gems to drop to you guys Hernando's on yeah I saw this question on answers question show her not know from Millcote because you do a lot with bacon Lots right I know we talked a couple times with vacant lots he's saying that he saw a Denver height lot 479 but for some reason it's up for 160 is my reading that question would you see that question on there oh dude that's wrong I believe I think he's talking about one hollow screech I'm always Jude and I know that Corso today is he's too comforting so another Hollister way that's a mistake in the early properties that I bought mm-hmm and I sold it to a guy that one in the one next to I sold it to him like several years ago and he listed on MLS 479 green closing price with 160 so what a hapless extended upsell in the house next the property land next to it with it hmm the realtor just put it sold for 60,000 she that finger to one in there by mistake that's not alright as long as me as I mean talking about that well how to do that yeah there's always an explanation but everyone was watching rides on here now so shots of Ryan Romo all right Ryan Harper as well so shots of Ryan Harper so what do we got cuz we're already about a minute our intent to this thing and I really want to give you guys what this dude has I mean how does crazy does this sound where if you can clear title issues you can clear big deals like that six friggin check and all types of crazy stuff days doing but not as bombs we have left on this thing you know some of the bigger issues is the orphaned estates and missing heirs that's one of the bigger issues Santoni is a super old city and folks don't get along and you guys you know have made it work as partner but if y'all are brothers y'all might not get along so well there were 12 y'all mmm you can count on a couple y'all not getting along being an old city folks don't get along and a lot of folks around here didn't do wills didn't do a state so you guys have seen it well we've got layers of heirship problems you know generations self yeah you know that's something we've really taken to also because our research and our ability to find people has gotten so good but we've also learned to start being smart about it so we'll hire attorney for certain parts of it but we've got a property in the gallon her mom didn't do a probate I heard Maggie was her grandmother didn't do a probate it was her grandmother's intent that she gets the house she took care of her this girl live in the house for 30 years from paying the taxes taking care of it at this point she's ready to get out of there well they're like six or seven others and three of them 0.8 3% so 1% age we met to the brothers and they said and the Scott lives in Peru he is in trouble with the law he's a bad guy he's run off no one's heard from him in years and I never trust all these stories because I don't know yeah I'm thinking is he a bad guy maybe was not a bad guy but we gotta find this dude to figure it out so we started we found the little research and we found it sold his house and left Houston several years ago so we said that we find who he thinks his wife on Facebook send her message she doesn't respond all right we're not gonna dig around anymore we don't have good resources at first we're kinda in private investigator Peru and it was six or eight hundred dollar retainer and he goes digs around says this is their house I said okay good Mandy next assignments go knock on the door tell him to call us yeah so he does surveillance finally gets the gal talks to her she says I got that message most people on Facebook and that's how we knew he talked to her cuz we didn't tell him what's in that message yeah and we don't trust his dude Peru's known for some serious yeah he called best back and says we know she got the message from y'all but I didn't know who you were so she didn't call you okay good he's doing his job so now that we knew the message was right we started sending we've drafted a really long explanation ladder with exhibits evidence this huge fact sheet from our attorney where she Delaney of the airship with laws said that to his wife she emails a couple days ago now we're playing involved but that's a two months private investigator in Peru one of the guys that works at our bank he was born in Peru and we didn't know how to write the damn address right so he did call him he had helped us style the address to get letters out there that's and that was four point eight three percent yeah we could be a partition sale a dumping who cares about one percent but we realize we can spend four months do now - we spent two months and finest for sure have some serious work right there man you got it you got it know what you're doing to do this right at the end of the day you got a look at it cuz sometimes you know folks call me they have this problem I bet you can fix it and I look at it to a can but the problem is it doesn't make sense economically and this takes a lot of resources and done and I'm so some of these are fast we given bail in a couple months I guess so I was thinking two three years so you can't count all being quit at the end of the day no matter what the problem is there's some form of litigation that can solve it they can exit you out of that property they can monetize your position or it can cure the title defects there is always that but generally it's the last thing you want to do Cermak stop all the sales report when I saw some we've had some it just to me was people we found they were all serving the military in Afghanistan we've had to deal with them while they're with us have been big one that we have to deal with trusted them notaries over there so notary down there's a great is what we did in Mexico is serious we called a notary it was an eagle pastor and was it will pay you we're gonna be good american notary go over there no she she wouldn't cross so so anyway she got a hold of the Border Patrol on both sides right Border Patrol works we had we had to we had to get him someone to bring from some small town about a hundred miles up to Eagle Pass so she walked up to the right in the middle they got you got Border Patrol on one side and Border Patrol the other side right risky he walks up she walks up and she hands over the paperwork paper like that you know I'm slipping her right on he signs on this side of the border gets it back it's getting come over and so they did it right down the border edges Wow here you know so in here in the United States title won't insure Mexican notaries no won't so you gotta use the American notary yeah well to be anyone you didn't want to go to the end to the constant it's too far away or they supposed to be going into the cosmic in their trouble yeah so notary really help that Border Patrol Border Patrol aid security no no the border drug you're not done so we're like okay well pay what do you want you know we paid her well anything you have to these folks are doing happen that no one else will do and you need to take care of her yeah she came through man and and she got it done right down the border shout out cell phone was watching Albert's on here Anthony's on here shot - Anthony Jason Jocelyn no they're saying that Logan is the title whisper title care was proton ratio we've been on air man for an hour and four minutes I do want to start wrapping up so I do want you to drop a few more bombs let's get a few more questions when you have this gentleman here with the wealth of knowledge of title issues hi clears lots of crazy title issues I know we referred a couple to you we did it I think we did a deal once or twice on title issues what's the most air have you seen how many errors on one title property 30 in that case we had to do some judicial resolution there a lot of times you can do an administration I'm gonna state so sometimes you need the affidavit or airships but the problem is if you do that you have to get everyone to sign so if one person if all that fans out from one version you can do the administration an administration of the estate it's like a probate without a will basically and it's slow to pain because the judge points that light of attorney to represent the end of marés you're getting all these facts it's really slow but the linchpin is that one administrator one signature can sign that whole thing okay done you see I'm not this normal people man would hear you say this and they'd be like what you know I don't care about that but man what you say what serious price you'd have to get 30 that my house was down the lowest our district incredible deal about three years ago instead of getting 30 people to sign that door thing someone we couldn't find the administration so how about the individuals that ownership how do they get their funds so defense that stuff goes back depending on if the administrator can get a hold those folks he's got 30 or she has a responsibility distribute those funds they're not able to distribute some of them they're gonna be put in the court registry I said when you start that do you get your attorney to open that up with the court yeah depends on how it works if I buy a share that I can go in maybe as a creditor or as someone who's vested kind of pins on here in it sometimes if it's really bad and we really need that person to stay because the judge doesn't want to point me and intercept at some state I'll just say look we have a deal together I'm gonna go ahead and hire the attorney to do all this work for you it's a contingency be able to me if the whole thing falls apart I lose all the money I spent if we get it done you resolve this you can sell it but what's the costs on my that average you know simple clean easy ones you're fine ten gram some nastiness could take huh well I do have to make sense another day yeah at the end of the day a lot of folks don't understand I don't believe in it it's strange a lot of folks don't like attorneys because they bill hourly and they get sick of these bills 15-minute call but that's the only way they can bill cuz there's no way to know so folks don't want to do that we've done a lot of we've done quite a few uh probably what we pay for the probiem yeah and we never done is come in spray the water you know but man it's slower and when I dislike about if it's an independent administration once you get post my order once you do don't postpone you the letters of testamentary and the administrator or the executor can sign or anything and do any transaction they want it's dependent you have to bring a motion or an application to the judge to do everything to buy real estate contract real good sell the real estate to distribute funds it's a with it what's up with title do you so that's that's a questioning I mean I might could be doodling of a body we went to court I got a good title uh-huh you might have good title from that person but if there's a defect in the chain before then or maybe one of those people are dying in there and you might mess them but they're dead there are four other kids now me an F name of heirship for them and you might think do some other curative title work so a lot of folks we don't run these three title because we're able write abstract ourself but you have to get a title report on that today and coordinate that administration the title company otherwise you get surprised the in sometimes so we got a special and then you work your way through a general you know I'll take anything innovates and warranty DS get it out of policy or you know if they're gonna matter uh so we're in a sanitary market so this is essentially question what real estate attorney be recommending of San Antonio to do these crazy type of transactions and I'll be honest with you I don't like to refer and the reason is we I tried to find good attorneys for years and it took me a long time they don't want to deal with some little deal but at this point we've got five of them on retainer each one's kind of got a specialty and what they do and we're paying monthly fees and kind of an operation so they're willing to take us on as a client but a lot of guys call until I got this title problem they don't fit around this one tiny deal that you're probably the backup ten real assert reals there are ten real estate guys call our lawyer and guess how many of them actually do the case they don't waste their time so unless I know something like if you guys call me today this is not exact commentator for all and you didn't already have I don't want your big Frank that's right so we got we got us some gonna change their soda but I'm real always will try to refer the one review will specialize they get inundated with a bunch of BS man next questions right next question is how often do you read the Texas real estate code regulations from Osvaldo dude I have that stuff on my desk the state's code the probate code the tax code in the property code those are the four codified laws in Texas they're really generally affect real estate I have those and also have the title underwriting standards from several title companies every single day so what up a title company man next question kind of broad but what's the best way to remove a lien from a home I know several thousand bucks you send some lighters to the creditor and say please release this lino what's left in Texas you can strip a lot of those like that now another thing a lot of folks don't realize is they this title commitment and the title company put all 30 of those liens on they're just gonna look at and pull them up in the county records if they're over ten years old and they haven't been refile you can go back to tongue and say these these these are over ten years old well we did one I mean 4343 oh my god Michael took three hours we put together you know matters you know marriage licenses this is Reeve birthday cars license I realize this DBAs and we figured out for every flight of Argentines on where they used to live yet we put package together we sent it back and then clear clear character character because you got it you got to you got to paint the picture for them and family we're but a show for every single person this cannot be the guy people think title company's job is to do all that crap they're not they're escrow services and their insurance companies they're not lawyers are not curative title work they help sometimes if people piss and they won't do that right go look at the abstract of judgment so many attorneys are lazy they don't put the last three digits of the driver's license or social security or their damn address they put their name and they file it can't prove that to them tell them apart just a little as a company would in your opinion they have this the seller at least two affidavit identity yeah a lot of times I have said rewind is this podcast so we've done in some cases is man I'll just tell you try and look so the traders don't think I'll make up stuff but I'll sit right look this is what I'm gonna do now I need you to tell them what I'm gonna do right and what I'm going to do is I want to sue them because I feel what they filed is incorrectly well Charles I can't just tell them that no no I'm telling us what I want to do so just send it like let them know and you know what they get it and in most cases they'll respond like that minutes just release it right because they don't want to come in Corbin that simple let's get these questions knocked out the way so next question is how long does it take for the judge to approve a dependent estate sell and sell price and again that depends I mean if it's a dependent ministration and the judge doesn't feel like it's a fair price he's gonna he can has the right to order an appraisal mm-hmm he's got a right to request all heirs to sign off on it if he doesn't think it's right you never know me and I mean those dependent administrations a lot of folks will say he'll go take 60 days that's [ __ ] I've never seen one take 60 days even an easy one I count six months and below the low side and a year at the high side you get it done alright scenario here from Bryson Bryson says I have a property right now we have on the contract with the seller who's independent administration the judges accepted our offer and will there be any issues when we try and go to wholesome now we see when your whole sell it there should be an assignment at another judge to see the HUD you're gonna see a Simon fee we pulled so property but what the judge on the administra if the administrator applies and gets approval to sell the property the judge is not going to see all that documentation the administrator can go and sign the contract and sell it and the administrator has to provide what he call an accounting and an inventory of the estate back to the court record right so at the end of the day he may not see all that now you aren't running two problems with your timeline on it but at the end of the day if your spreads good just take the thing down so you have to deal with all that or if you've got some questions maybe call me I'll take it down with you yeah or you can always do the good route to that good route Bryson it's just to double close close it would take care of all that good stuff to Jason thank you course Jason another question an attorney place at $50,000 lien on the home because of a car accident where the person never showed up in court that's a default judgment depends on how long ago that was sometimes you can file a bill or hire an attorney file a bill or review for the case let's take a look at this thing was a file dried that our attorney make any mistakes now he might be wanting to settle that thing might have been a total mistake the first thing is you need to call an attorney and have him reach out to that person to that other attorney and you guys that are listening I mean do you know how many people I mean I'm sure like all with all your knowledge that you have so we get inundated ourselves but with all the knowledge you have people here man really need to take advantage of listening to the podcast again because all the knowledge you've you've acquired over a long period of time he's just right here my just given to you guys great man this is how I learned this before I started actually doing the deals I have these nasty deals that couldn't get close they can this big long Schedule C you're talking about and I didn't know what shitman abstracted judgment who's that so they'd say you know what there's a real estate attorney down the street I'll never forget it John loves the first real Stella yep independence title firm year without her whose office he's like I don't know if I can fix any of this stuff I said well can I just pay you from by hourly you know I sat down his office and we started going over and he'd explained each one of them I said well what if you do this you know put up a property code well that won't work is this what about this he's like oh that might work is this I do that spot probably paid for his time for two whole days that was expensive but we started to work through all that stuff and figured out the more I learned I kept seeing go back to those books I probably spent 50 to 80 grand on legal fees asking these guys learn and trying to figure it out and once you start to figure it out you can kind of understand how the codes work so Romano's on here I guess he has title she's that he'd better get a one-year extension on his deal I would definitely suggest besides the ones you have on your desk you know something that we deal with the law is risk mitigation and we're really risk risk of viruses as much as people look at this and I say oh my gosh you're like this is incredibly risky I think this is how much risk I have like I can't even measure time with a low risk but we understand what's going on we understand how to to manage and mitigate that risk and so I would pick some stuff on risk management Sam Zell just wrote a recent book there's really good he's a he's a really risky guy but he had some really great business principles I think that's another one like was never split the difference it's a negotiating book with community bombs there you go yeah yeah that's a great negotiating book I think you gotta study risk management that doesn't apply to negotiating dirty titles but well it does because you're measuring your risk and that helps us become better business owners at the end of the day we're doing like real estate deals but it is a business dude you got a company you got a business and we start doing a couple wholesale deals it's a whole different thing than what you guys got here well what I got that's gonna start wrapping up so it's maybe we give some final golden nuggets from you let's get the final go to Maggie so stay tuned for the last final gold nuggets real quick guys if you guys haven't done so yet please follow us on Facebook and YouTube make sure you subscribe when you there if you have a none so please join the Association on Facebook share that with your friends other investors who will love tips tricks just like this what local you're sharing with you guys that's on Facebook at home buying home selling Association we're gonna have a lunch line coming up guys the lunch learn is on March 17th it's gonna be buying real estate we created financing come hang out myself Charles the whole model setting solutions team so we can you guys can share we can share with you guys on how we're doing these creative deals multiple sub to deals terms all kinds of deals doing when it comes to apartments on how we're offering terms and being creative with the deal so you guys could different on that if you guys haven't heard so we do have to turn up the hustle tour it is a two day event with Charles myself the whole team where you can tour the whole office scripts dialogues whatever you guys need to get to close your deal we can definitely help you out from SMS to multifamily to call call pulls the boiler rooms take it to a flip take it to air B&B taking chart rentals all that good stuff how are we finding apartments a two-day tour but enough of that last golden nuggets what we got Logan I know you saved the best line oh yeah so I'll see what we've been doing actually a lot lately been in some classes that's all the stuff we're going through I realize I get calls all the times and I just can't take the calls and do this but I can spend eight hours putting together a rubric of this stuff and we've got one on development navigating the city processes with planning zoning historic how to subdivide Lots how to put them back together how to repeat them that's what I'm also have all of the ways in and out of a tract contract how to keep people in and how to get yourself out of it if you need to those are the two that I'm doing this year one every couple months I got room for about 20 people in the room how can someone find you on Facebook or social media or find that class when you have it come out I post a lot of that stuff on Facebook so Logan Logan corner you'll find me on Facebook and then the resolution partnership agent so he's tagged on this description that's a little his name and uh and do there what does he got the final couple vote of Nuggets when it comes to title issues like a man if I was the whole seller just starting off and what could I have as a title tip trick like I didn't know that so many of them uh you've got so many waggy you wanted to give that I would probably say it's not as complicated as you think it is but people spend so much time trying to figure out every little detail this is not a real estate Ben this is a people business and you're dealing in real estate and I didn't know that until a little bit later on as people man so once I realize that I stopped worrying about the details as much now that we focus on that a lot but that's a small at the end of the day when I'm doing a deal this is how much of people I'm dealing with and this is how much of those laws are rules and experience I'm dealing with until people man and for a few folks who are just trying to figure this stuff out deal with a human go talk to him look me in the eye smile if you like and tell them you like them if you wanna give a hug good my hug think they're crazy and will tell them that but being human you deal with them and I feel like that's probably the biggest thing that has changed our business the last couple of years do we stop looking at these people like a [ __ ] vacant house we're looking at him as a human and they are and we like it you know you got two classes that are coming up you know Mike and I you know we do a lot of stuff you know and I look forward to attending you know one or two your classes as course as any gonna do to this year maybe three will do the same to a couple times yeah I think in there's out there but uh no man I don't know what else to say man but we get a lot of who they come in here and they drop fire they drop knowledge but this is what we call getting into the weeds or what Mike and I say hey man we'll get in the weeds with you I mean you you really in the weeds well I'm gonna say he's low quality army-style you're really in the weeds man so Jays come from Jason you guys are the rule is for interactional disable shots everyone is watching and as questions I know this is a lot of feedback Logan again Charles and I and everyone was watching because I know you guys got tips tricks and maybe ideal popped in your head like oh I forgot about that one deal let me reach out to Logan definitely a pleasure to have you here guys dropping all the knowledge that you did true pleasure I chose man for us cuz we love this stuff now first we know your work at thinking we know your your character man we just it's a pleasure for us what we like to do with this podcast you know we and we in our lunch and learns and stuff that we do we want to drive robotic you know saying you know head and not only that I mean we not just giving it a share with people but hey man if you're out there and you got a deal and you need help and you know someone that can help you for example Logan here you know what he does ourselves man reach out man yeah please call me make it happen it's better to get something out of it's better to get something out of something and nothing I think you guys are not stingy with your knowledge I'm not stingy with my sanity my knowledge I think folks are afraid sometimes to reach out and this real estate community will do a lot of others but I encourage people get on the phone with you guys get on the phone with me call and ask the works gonna happen is we don't answer we're too busy don't call you back but if you catch us when we're driving somewhere you have to call me I'm going off what I like man sometimes we talk you know you know we bounce off ideas up each other yeah that's really awesome man I'm preaching about well Logan again greatly appreciate if you guys mystical I know people we keep two minutes go out the whole podcast you know match our YouTube channel I find this podcast so you come at the home bottom something Solutions Facebook page where Logan I just dropped tons and tons and tons of knowledge of how to do these crazy dirty title issues multiple airs going to court land locking deals adding their own making six figures going back to 1700 just all kinds of crazy stuff guys you know that's how you know it's a true podcast on title so again Logan are our pleasure to have you on your screen show and last words before we sign off you know what we sign off here man we always say one thing and we want to say one thing and that one thing is well I wanted to say Logan oh [ __ ] off and drop but he says that on sound good so we're gonna say to the husband so charge the house is life so try out the hustle guys has something with your first deal where you try and do your first deal we've already done your first deal you trying to do maybe two or three deals a month if you're trying to learn about tax issues you try and do something different we always like to say turn up the hustle where you want to do something you're in turn up your hustle hustle we haven't yet do we have a shirt I know we're out of shirts because this guy you think it hustle to hold a little right this guy really turns up the hustle and your wife's parole computer that's right she's a realtor do you want to plug her real quick so Lisette former she does some residential stuff just some commercial stuff she works predominantly with us but we do help some third-party listings sometimes you know I love it thank you I'm aware it's more the pictures off all right but yeah she's a great gal man when I met her I I was you know like immediate landing man this is like the best person ever and I just holy cow I get to be married to this girl I was an Ordnung intro on time but I told you that when I saw you you guys the cab like it was like a love story online and it's pretty awesome to watch that you know you guys need a road trip we have ages here but again you know you need a rotor your wife she's a good person and I don't should take care of them so you know all right well what that been saying man we appreciate that you turned docile so remember you guys trapped us and yourself and your business was for the overall now with that being said guys here at home bottoms on solutions we always make sure that we you you you