The first topic I want to address is Texas tax deed sales and our upcoming tax deed investing seminar.

If you want hands-on training, including going to a tax deed sale with the authors of Rogue Real Estate Investor Collection, then I recommend you come to Austin, Texas, on December 6 and 7, 2004.

On December 6, you will spend the day with us going over tax sale investing with an emphasis on Texas tax deed sales. During this time, we will use the actual December 7, 2004 Travis County tax deed sale list as training material and we will go over how to evaluate properties prior to a sale. Then, on December 7, you can meet us at the Travis County tax deed sale and put your efforts into action.

We will also be covering Texas struck off lists at the seminar, which are over-the-counter tax deed lists Texas style. Using Texas struck off lists, you can bid on properties through the mail without attending an auction. As I discussed in my previous newsletter, we have already been investing in Texas tax deeds ourselves, and have spent a lot of time researching the best counties for investing. In addition, over the upcoming Thanksgiving holiday, I will be traveling throughout Texas collecting more struck off lists and information for various counties throughout Texas. I will include all of this information in the December 6 and 7, 2004 seminar in Austin, Texas.

Why Texas?

Texas has many tax deed properties available, and when you factor in the 25% flat interest rate that investors receive if the property is redeemed, you have one of the best tax sale states in the nation. The best part is that you receive the 25% regardless of when the property is redeemed. Unlike many other states that prorate the interest rate, Texas tax deeds pay the full 25% even if the property is redeemed a few days after the sale. Also, the 25% is on the full bid amount, so you can potentially earn a lot of money on just one property.

I want you to be aware of two things regarding the upcoming Austin, Texas Seminar:

1. In Texas, you must register prior to the sale to bid. For Travis County, you need to get your bid form in by November 25, 2004 to be eligible for the December 7, 2004 sale.

2. The seminar is starting to fill up and we are going to limit the class size to 15. If you want to be able to attend the seminar and bid at the December 7, 2004 tax deed sale, you need to sign up quickly. Here is the link for more information.

What did you say? I thought Arizona only had tax lien certificate sales.

Most Arizona counties have their annual tax deed sales in winter, a good time to be in Arizona. Although not well known, when a property in Arizona with delinquent taxes has not been foreclosed on for approximately seven years, it is entered into the tax deed system. In Arizona, the Board of Supervisors has its own rules and regulations for the sales, so even if you have been to an Arizona tax lien certificate sale, you need to become familar with a new set of rules and be prepared to take possession of the property, since you are buying a tax deed, not a tax lien.

Here is an excerpt from an Arizona Board of Supervisor's website:

After 5 years (6.5 - 7 years total delinquency): the Treasurer notifies the Board of Supervisors that the property is available for deeding to the State. Certain title search and publication requirements must be met, and then the Board directs the Treasurer to apply for a deed. The Board acts on "Request for Treasurer's Deed" as the Treasurer requests when the parcels are ready for sale.

The Treasurer applies for and receives a Treasurer's Deed by which the property is deeded to the State of Arizona for back taxes. The Treasurer is required to do a limited title search (42-18263).

Some counties in Arizona also have a sealed bid process before the sale so you can purchase the deeds over the counter. Tax deeds in Arizona have no redemption period so when you walk away from the sale you own the property. Since Arizona has such a good tax lien certificate process, some of the deed lists are picked over, but occasionally some gems make it through, especially in, you guessed it, unpopulated counties. Here are the links to some of the upcoming tax deed sales:

Apache County sale, November 22, 2004:

Coconino County sealed bid form and deed list:

Yavapai County sale, December 3, 2004:

Mohave County tax deed list for March 2005 sale (date to be determined later):

When the book returns from the printer, we will let you know.

Finally, for the last several months we have been working on something very big. We want to bring the entire real estate investing community together. In next month's newsletter, I will tell you how we plan to accomplish this goal.

Enjoy your Thanksgiving holiday, and if you want to come, don't forget to sign up for the Texas Seminar so you can secure your spot register with the county in time for the sale.

Best Wishes,