house property tax online payment

jack: all right. hello, everyone. my nameis jack bosch, and welcome to the wholesaling houses course. today's subject is ways tofind motivated sellers, and it's really the part two, because there is another sessionon myopenpath that talks about the wholesaling houses, how to find motivated sellers. theway that i, jack bosch, like to do it which is through the tax delinquent property owners,so this entire session is dedicated to that. now, this session today, that's why it's calledpart two, is dedicated to finding motivated sellers in all the other ways. again, my name is jack bosch. here is thepicture of me, i'm the co-founder of myopenpath as well as a contributor to myopenpath. todaywe are actually having a guest lecturer, a

guest expert on the line, and this guest expertis mike mckenzie. mike mckenzie is a full time real estate investor and also a contributorto myopenpath. let me first make sure, mike, you are on the line. mike, are you there? mike: hey, i'm here. jack: all right, you're here, wonderful. good.so the way it's gonna work is i'm gonna do a quick introduction right now, and then assoon as we jump into module number 1, we are going to, mike and i are going to do thistogether. very simply, my expertise is tax delinquent real estate. my expertise is taxdelinquent land and houses. my expertise is how to find people who haven't paid theirproperty taxes, or the properties where the

owners haven't paid the property taxes. beit land, commercial, residential, mobile homes, that's my expertise. but since we're talkingabout, going back, about finding ways to find motivated sellers, and today we are not goingto talk specifically about the tax delinquent ways, i brought in mike, who is doing dealson that premises, with all kinds of different methods, all day long. he's gonna share withus how to do that. with that, let's get going. what you will learn today, very simply, isyou will learn my goal for this training is to show you how to identify multiple avenuesfor locating motivated sellers. so not just tax delinquent stuff, which is very popularand actually, very a hidden secret and very successful, but there is multiple other wayswe are gonna talk about. and also, what we

want to show you how some online sources forfinding motivated sellers. and number 3, we want to show you, how more, some hands-onways for finding motivated sellers. so we are gonna talk about different ways, aboutonline ways, about hands-on ways. really, in totality between the last session and thissession, you're gonna have a complete picture about how to find the best motivated sellers. again, we've broken this down into seven differentmodules. module number 1, we're gonna talk about, and mike is gonna take the lead onthat, we're gonna talk about finding motivated sellers through the court. number 2 we'regoing to talk about using bandit signs, not just by selling properties but when buyingproperties and also using cards. number 3,

how to use for sale by owners, fsbos. number4, getting deals through networking, which is very, very powerful and very, very cool.when you can literally in person networking, online networking, there are lots of toolsout there that allow you to find a lot of deals. also, nuber 5, driving for dollars,when you literally get on the road or have other people go on the road to find thesemotivated sellers or boarded up properties for you. number 6, mailing lists. which mailinglists works best, which works not so good, which one we like to use or mike likes touse and what you've got to look for in order to get them exactly the resources and howyou're gonna get those. and number 7 we're gonna talk about websitesfor finding motivated sellers. yes, they actually

hang out on websites, too. as like the world,the entire world is on the web is on the internet nowadays. you need to actually advance whatyou're doing if you are already doing deals, and get online, and find deals that way. allright, so with that, mike, i'm gonna hand over and we're gonna get started with modulenumber 1. mike: okay, great. thanks again, jack, forhaving me on with you. i look forward to this and like you said i am a full time investor,and i love doing this. finding motivated sellers through the court is, again, our first module.the court can provide several different ways to find them. there's bankruptcy lists, there'sprobate lists, there's these particular lists even the foreclosures and other options - thereare so many there. each one is unique in and

of itself; most of these lists can be foundreally outside the local courts office, usually. sometimes you can go in, they'll give it toyou. some of the really technically advanced counties may actually have these lists online.just explore which ways, and which avenues the county may be working, how you can accessthose files. jack: all right, mike? let me quickly jumpin. i actually wanted to make sure also that we give you a chance to quickly introduceyourself. how many years have you been doing real estate investing already? mike: my first real estate deal i actuallydid back in 2002-2003, as part time and get properties. i had my son in 2001 and knewthat college would be coming up at some point

so we invested in real estate. the last fiveyears i've been investing full time in real estate. my old company was a business partnerwith which we did deals. we did deals through lists, through networking; any way you couldthink of driving sellers to us we've probably done. i've had a great deal of experiencewith different ways of just asking you to find both sellers and buyers. for instance,this year it has been taking off really well. i'm really excited to share the informationi have with you. jack: all right, that is exciting. now, howmany deals total do you have under your belt? mike: i probably have totally under my beltseveral hundred over the years. there's so many. i try to track them, and we're gettingbetter at our tracking, but yeah we do several over

my lifetime, i venture to get 500+ differentreal estate deals. jack: all right. you guys, everyone understandswe are bringing in absolute the best experts that have done 500 deals already in theirlifetime. and 500 houses is a lot of houses, right? that's a little village that he alreadyflipped, so i just wanted to make sure i mention that so you know that we are bringing in thetop caliber here to help you understand how this works. and as i said i will pitch inhere and there, but i wanted to make sure that mike had a chance to introduce himself.at the end of the day, at the end of the call we will also, mike if you want to share howpeople can get ahold of you, too, if you have a question or not. we like to do that withour contributors, so we put you there his

information on the screen towards the endof the class. all right, mike, now please continue with the different ways of gettingthose deals. mike: okay. as we said there are many differentlists that are available at our courthouse. we take a look first at bankruptcy lists.it's our first one on our next slide. bankruptcy lists are the properties that need to be soldto settle debt. many times there's additional properties and bankruptcies that may not necessarilybe your person's primary home, but then they have other properties to summon to the bankruptcysales. those are great avenues to find deals, again, but these folks are trying to settledebt for pennies on the dollar. they're selling properties pennies on the dollar.

jack: right. also, if i may add in here, inthe bankruptcy court, you're dealing in this case, you can go about it multiple ways, right?you can go about it through going to the court records but you can also go about it throughby connecting and networking with attorneys, right? mike: absolutely, absolutely. you get a coupleof good attorneys that are in bankruptcy, working bankruptcy things, they can be a valuable,valuable asset because they're wanting to clear the case load or case files that they'vegot on that particular thing. if they've got someone they can pick up the phone and say,"hey, look. i'm working this case. i know you buy properties. would you be interestedin this?" that just further helps them to

move along the process of that particularbankruptcy that they're working on. jack: right, because a bankruptcy that's stucksomewhere doesn't necessarily pay the attorney more fees. they either get a certain flatfee or they get by the hour, but if nothing's moving, they can't move it to the next stagewhen they can send the next bill and charge for the next piece, bunch of paperwork inthere. so they have an interest in helping flush those things out. working with an attorneydefinitely is something that works, or mining the court records and going to the court websiteand looking for the kind of bankruptcy proceedings there obviously also works, and then sendingthem a direct mail, correct? mike: right.

jack: all right, awesome. sorry. i just jumpedin here to go a little bit deeper... mike: no. i love that. again, i love doinga panel with someone like this when there's things that i forget or things that i don'tknow that jack may know, that maybe a thing that's worked for me that i can pitch in thatjack's talking about as well. our next thing's gonna be probate lists. i really, really likeprobate lists. we've done a lot of this and we do them in the different avenues. we'lltalk about where they're all out, and where you can get these lists. but you can makethese properties transferred to a living person so the government can continue to receivetaxes. they need to be transferred. when you have a death, there's a home involved. untilthat house is sold and can get back on the

market, the government is not receiving moneyon that through the taxes. a lot of times these deals can be we justgot one not long ago that honestly and it was even on the mls listing. literally webought it for half of the mls price that the realtor had it. so there are some great dealsout there. probates, again, like i said is probably one of my favorite lists. our next one there's other miscellaneous auctions,sales, and things. properties on these lists need to be sold quickly, and you can buy atextreme discounts. government is very motivated to sell properties with a discount. again,if the government is holding onto the property, it's not making any money for them. it's likeus as investors; if we're holding onto a property

and it's not rented out, leased out, not beingsold, that property's not making us money just sitting in our inventory; same thingwith these guys. auction sales is another really good one. drug seizures, drug houseseizures and things, you can get some really good deals that way. again, the sheriff'soffices that are handling these things, they're not real estate experts. they simply needthese things off their books. and a lot of times they may even get a percentage of thatsale that goes into their agency as well. they are very much ready to move these properties. jack: let me quickly jump in on the drug houses.i can already see the hair on the neck of a lot of the people listening to this standup and say, "what? i'm gonna buy a meth house?

isn't there an almost kind of like an environmentalprotection stuff. isn't that house unlivable?" and so on and so forth. and certainly thatis true, but what most people don't know, just a little side note, is that for examplei have a friend that specializes in these exact meth houses because he knows it onlycosts an extra between $2500 and $7500 to remedy the entire meth problem. when the methfumes and so on have gone into the walls and so on, it becomes an environmental, healthand safety issue. well, it only takes a few more thousand dollars to remedy that kindof stuff, but because everyone is so scared of it, you get literally tens of thousandsof dollars in discount on such a property. it goes back to the point again that whatwe are buying, we're - another friend of mine

always says, "we're not buying real estate.we're buying urgency and we're buying opportunity, right?" we're not buying a real estate; we'rebuying urgency. in this case, the sheriff has an urgency. he doesn't wanna have thatthing sit on his box. he doesn't wanna have a bunch of stuff that he doesn't get propertytaxes paid on, so he sells it. if on top of it, it's a meth house, well, even worse. nobody'sgonna bid on it which gives you the opportunity that if you have knowledge, and knowledgeis power, applied knowledge is power, then you can apply that knowledge and get a propertylike that for even less than you could ever dream. as a result, you can wholesale it tosomebody who specializes in the meth house kind of pieces and so on.

just wanted to lay that out there so thatpeople are not scared of these houses. certainly you've got to do your due diligence and you'vegot to be careful with them, but most kind of rehab, or the rehab, or the repairs ofmost stuff costs less money than the average person thinks it does. mike: yeah. to extend on that briefly, jack,as you know, my previous life before i got into real estate full time, i was in law enforcementfor about 15 years. part of that was dealing in drug sites. the great thing about methtype houses is the state actually come in and sold that major house. they come in, there'sstrict epa guidelines for them removing the dangerous spots around the house for themto render that house safe. they can't release

that house until it's relatively safe or it'sa huge liability. all of the bad things that were or is in the house is taken out. they'redisposed of properly. again, that is no cost to you; the agencieshandle that. all you have to come in and do is just spend a couple more thousand dollarsin cleaning up. sometimes there won't be drywall; different things like that. again, most ofthe work has been done for you, so they can be great deals. on the flip side of that,you may have a lot of houses that are seized that are nice houses. i'm talking hundredsof thousands of dollars of value in the house because it may have been a particular drugperson that actually trafficked large amounts of drugs but never touched them himself, butit's linked to his house so they've taken

his house. again, that's another great opportunity,too. jack: all right, wonderful. we like auctions.we like those kind of things, government sales, goes right back to what i said a moment ago.that's the area i'm coming from, from the tax delinquent area, and those kinds of thingsincluding some shared sales. great, so go ahead now. mike: okay, let's move on to foreclosure auctions,on my next slide. all right, these properties, again, these lists need to be sold quickly,and it's mainly by extreme discounts. foreclosures are owned by the bank. banks have foreclosedon these properties. these properties cost them money just being there. these banks areincurring fees, insurance fees and things

like that just sitting there, and it's incentivefor the banks to even foreclose, so they need to recoup as much of that debt as they can,as quickly as they can, which makes these foreclosure auctions a great, great placeto get that information from. how to get a list. there's multiple ways toget a list. you can - again, what we talked about, they can be down at the courthouseitself. you can be outside the clerk of courts office. again, some of these courthouses hererecently are starting to put things online. i think you'll see a lot more of that as weprogress with technology. if these lists, if you go in and you can't find them, askthem. they'll tell you but typically they have to be posted in some public area thatyou would have access to, to see those lists

because they're advertising auction datesand things like that. they want folks to see when and where that auction's gonna be heldwhether at the court house, at the property itself, or wherever it may be. the more folksthat they can get to show up, they're hoping it will drive up the price a little further.those lists are very much readily available to you. the courthouse realtors love these types oflists. they have ways to search different lists, give you probate lists, or properties.they can do that. there's also multiple, multiple sites online; usprobateleads.com is one, probategoldmine.wordpress.comis one. i encourage you to look at these. i also caution you on any of these onlinethings, do your due diligence on them. make

sure there's not particular surcharges orfees that would be charged to you if you bid on these. again, as you see the screenshotsthere, they're nationwide, so it doesn't matter where you may be in the country. there's dealsto be had. you just have to go in and look at them, and see what they want you to beapproved or to be qualified as a buyer. some of them don't have a lot of stringent things.tey're definitely good choices and good avenues for finding that property. jack: right. bid4assets, treasury.gov is afew more. also, in other areas you can go to, for example, for foreclosure stuff, auction.comis one of the biggest websites out there. as a matter of fact it used to be a competitionwith us when they did land auctions. it used

to be landauction.com, then they switchedinto the foreclosure world, and so they're auction.com. you can find lists there. youcan find even for wholesale houses there, sometimes you get - there's a bunch of competitionthere but sometimes you can get good deals from there. hudhomestore, obviously the hudis great, there's some rules around that. hubzu, i mean it goes on and on and on. to wrap this all up together, i wanted tomake sure that everyone understands there's an abundance of ways to get lists from justthose four different ways that we mentioned here foreclosures, bankruptcies lists,probate lists, other miscellaneous auctions, foreclosures. i mean literally there's anabundance of places just in that method. and

most of these are available online as we justshowed. most of them are available online so you can get leads up the wazoo from them.now, you've got to understand, though, that different leads are easier or harder to getby. if i go back a slide, these lists right here,you can get them fairly simple. some of these things like bid4assets.com, there is a listof what's coming up for an auction and so on treasury.com, usprobateleads, these mightbe subscription based services that you are not the only person using. as we'll talk aboutin and out here, off and on a little bit today, is it's not the subject of today's session,but we wanna make sure that you understand that some of these leads come with a substantialamount of competition, which is why i always

like to talk about the tax delinquent oneswhich we talked about in the previous session. in this more competitive environment, whatyou wanna end up doing is, you wanna end up being the guy that's most persistent. theone that follows up the most is the one that ultimately gets the deal. and perhaps youcan just say a word or two on that from your own experience, mike. mike: absolutely. they talk about not quitesure how the saying goes, but one that squeaks the loudest tends to get more attention thananything else. i want to touch on properties, that hud home store site that you showed onthe one webpage. i bought probably over a hundred properties on hudhomestore.com. ibought properties there. they're in all different

price ranges. they're not low end houses.there's low end, there's middle end, there's high end. on a personal note, i got remarriedtwo years ago. in the process before i got remarried, we were gonna need a larger home.we were out looking at houses. i'm in real estate, so i'm looking all the time for adeal; not gonna pay retail for anything. the house that i'm in now, long story short,is a hud home. we got in this house with minimal work. well, we did a little work. my wife'sbudget was a little different than what mine was, but what i'm telling you about that iswe have almost $100,000 equity in our home and that's from buying off of hud homes store.we were able to get it. actually, i wanted to make sure i got the house i bid over whatthey were even asking for the house. we put

in some work. we got $30,000 worth of workthat we wanted to customize it to our taste, and i've got instant equity in a home. jack: all right. well, that's exciting. igot a somewhat similar story, but it wasn't a foreclosure home. it was a home that wasa foreclosure home, then it went to a doctor, and we bought it to the doctor, but we didthe same thing. i found the home that i really, really wanted. we just sent direct mail tothem. again, direct mailing the entire neighborhood to all the houses that we really liked, worked,even though in that case, we didn't know if they're interested or not. but we got, probably,we sent about a hundred letters and we probably got like eight people calling us wanting tosell us their house. one of them is the house

that i live in today. it didn't come throughhud, but it goes to say that with some of these methods, you can find the house of yourdreams basically in there, too.