[0:03]Here's how to buy some cheap government auction houses for as little as 25,000 bucks. Imagine buying an investment house for literally the price of a family's used mini van. So that's what we're going to get into today is buying some auction property at big discounts, sometimes 10, 25,000. 60, 70% below market value and it's through these government auctions where you can really find some of these properties. Now, it's two sides to the coin. One, you can get some amazing deals from home if you want to do this. But the other side of the coin that we need to talk about here is how to avoid losing, say, $25,000 on a property. Because, uh, you know, that's just as just as important. There's nothing worse than, uh, you know, having to have a chat with your spouse if what you thought is this amazing investment is now a $25,000 loss. So if you know what to look out for, we can walk you through the dangers of that here in today's, uh, live stream. So if you're just tuning in, it's Dustin Hon here, and, uh, we're on vacation edition here. This is not a green screen actual, uh, background there. But we're going to go through today and we're going to show you how to buy some of these properties. Um, some of these are going to have opening bids for just a few thousand bucks, and from there, our goal is to find some good stuff around the 25k range that could be worth 50, 60, 100,000, 200,000. is the name of the game that we set out to play when we go to these, uh, government auctions. So we're going to dive into all of that today. Uh, the channel here is dedicated to helping you buy investment properties through government auctions, tax liens, tax deeds. Uh, we have our tax lien school.com which has the most free resources. I think there's like 3,000 videos here on this channel going back 10 years. So our goal is to provide the tax lien and deed community with as much information as possible, and always for everybody that tunes in, we give away this free book called The ABCs of Tax Liens and Deeds. It's always below in the description to help you get started as fast as possible. Now, I know if you're here, you're probably a little suspicious of this whole thing, and uh, 25 sounds like some crazy internet thing. But the wild thing is that this business and system has been around for literally over 200 years. And buying government auction property can be an amazing way to segue yourself into real estate. Especially since I know that the average person tuning in is probably watching this, maybe over the age of 40 or 50 or 60, and uh, you feel like you're late to the game when it comes time to getting started in real estate. So this is a great way to be able to, you know, catch up and uh, get that retirement seat going. So I'm going to bring in the auction master himself here today, Mr. Josh Blanchard. How you doing? Hey, good afternoon, Dustin. Good to see you. Excellent. Josh is battling a bit of a cold, got two, uh, two little kids that, uh, seem to just be Petri dishes, eh? Yeah, that's how it goes. Uh, good stuff. So, Josh and I have been working together now, ooh, 10, 12, 13 years. He's been to hundreds of auctions and, uh, what we're going to do is walk you guys through simple step by step, as far as our some of our favorite spots to find these. Now, the cool thing is coming up here, um, first Tuesday of every month, places like Georgia, Texas, Pennsylvania, they have auctions coming up. So we're going to look at some real deals that are actually coming up here very, very soon that you guys can follow along with. And one of the big things is that, uh, we don't often discriminate against locations. Um, you know, we're going to be flying into Harris County here, coming up, uh, or Josh's going to be flying there for this weekend for this auction. Um, we don't discriminate against locations, so where there's a good deal, we will go to the good deals. So if you're watching this, maybe you're in Minnesota or you're interested in other states, um, you can do this stuff from home. And once again, everything that we're going to show here today is public county record. So we're not, uh, exposing anybody's private information. We, uh, make that disclaimer because sometimes the algorithm thinks we're showing, uh, secret information, but this is all public information. It's just kind of tricky to navigate. So, uh, we're going to take a minute and, uh, walk you guys through that. So if you like this, do me a favor, hit the thumbs up. Uh, this is a live stream, this is not a an AI, so you guys ask us any questions in the, uh, sidebar as far as tax liens and deeds. And then also always let us know where you're tuning in from because, uh, we kind of tailor the stream as we go. We see you, we got a bunch of people tuning in from Texas or Florida. We can talk some Texas and Florida. So, um, Josh, let's walk these guys from the beginning where to find some of these deals. And our goal will be to find some houses, um, 25k. Obviously, some of them will be cheaper and, uh, but our goal here is to teach you how to find a good deal and avoid some of the bad deals and not lose money. So, uh, shall we bring up the screen? Okay, perfect. Yeah, let's do that. Go ahead. Get my screen shared. Uh, let me get the screen share here. Oh, nice. Yeah. Okay, nice. And then, um, you know, one thing that's always interesting to look at before you even kind of start looking around at counties, because let's say you are out of state and you wanted to invest in Texas, what you could always do is look at counties that have a smaller population and then go ahead and see what smaller counties actually have an increase in population. Because, yeah, if none of them are your own backyard, you can then go in and you can manually select, you know, the best opportunities. And so often times it's going to be smaller counties or smaller cities that may have more opportunity, less competition, you can get stuff cheaper. So you find a spot that's got smaller, a smaller population and then also an increase in percentage and that can really be a winning combination. But let's go ahead, um, and take a look at some upcoming tax sales in Texas. And so, I'd say one of the most popular websites for Texas tax deed investing, or tax lien investing, is real auction.com. And so, I'm going to go ahead, click clients. And then from there, I've got real for clothes. I'm just going to go ahead and filter it to Texas. Now, there's going to be a lot of different counties that are here. And so not all of them are going to have an upcoming tax sale. We got about 24. Uh, and so we could come in and we could just start clicking. Um, I know Ellis is quite small, we've seen really good deals in Ellis before. Uh, so I'd click auction calendar and I would take a look and see if they have anything coming up in June and they do. Now, it is just a few properties. And so the thing is is that when you have a small county like this, there are less opportunities. And so a recommendation would be that if you did want to go ahead and you wanted to travel, you wanted to drive these, it would make sense to also accompany a few other counties close by as well. Because since these all are on the first Tuesday of the month, they're at the same time, but since they're online, you can actually be participating in multiple auctions. And so if somebody was to buy a plane ticket and fly out to Ellis for three properties, you know, that wouldn't make sense. Even though these, uh, these numbers look exceptional, it still wouldn't make sense because, you know, if there's three that are going and they end up being canceled or two of them end up getting canceled, you know, that's 66% of the inventory. And so you could easily just go ahead and do Ellis County, and then tag, you know, a few others, so that you're driving multiple properties and then increasing your chances. But kind of just looking at this, um, at a bird's eye view, we have the adjusted value here. So this is just what the county thinks the property is worth. Uh, I will say this is a very, very dangerous number because there are times that the county will have an adjudged value, but the house has actually been burnt down, it's been demolished recently, and the county is very slow to update their numbers. And so if you go based on the adjusted value, it might be right, but at the same time, it could also be, uh, incredibly wrong. And so that's why we always always drive always drive properties. But what we've got is, uh, an opening bid of a little bit under $10,000 on a $420,000 property, which is pretty wild. Uh and so we have a property address here, which is 1004 FM 667 Italy, Texas, 76651-4015. Dustin, you ever heard of Italy, Texas? I've not. Yeah. Wow.
[9:30]So it is uh it is 11 acres of vacant land. Uh and so, I mean that's a, that's a pretty, that's a pretty large amount. Never even heard of this place before. So yeah, it seems like people are selling similar kinds of, uh, of acreages. Yeah, like $200,000, $200,000. So maybe the judge is a bit high, but the opening bid is $9,000. And so it does actually occasionally happen at small auctions like this, auctions that are not on people's radar that you can get stuff for literally, you know, the opening bid or close to. So that, um, that's a pretty wild one in itself. We've got another one here, $29,000 worth $297,000. Uh and then we've got this is probably just a regular house in Wakachi. I don't know where that is. Nineteen grand on 127. Let's have a look at that.
[10:44]Okay, so anytime you see something like that, it's kind of like, okay, is this this? Is it this? Is it this this, um, you know, the trees or is it the property next door? And so we do always want to be bidding and, uh, evaluating properties based on the account number, the the parcel number, not necessarily on, uh, like what we see when we just look at Zillow or even necessarily the property address that the county gives us. We're wanting to make sure that we're actually, uh, yeah. So I mean, looking at this, it looks like it could be, it could be this right here. Uh and so we could use Regrid, which is a an app that we use. Let's go ahead and throw that into Regrid real quick and see, uh, see what we get. So if you haven't been on the channel before, Regrid is one of the best resources for looking at the parcel lines. Because you don't want to trust the county sometimes they'll say that it's, um, like 315 Main Street, but it's really just like the driveway of 315 Main Street or it's just a sliver of land on 315 Main Street. So we can go back to real for close and we've got this account number right there. Sometimes they line up, other times you have to do a little bit more. So in this case, it looks like we're going to have to just line it up a little bit, uh, manually perhaps go in. Let's go ahead and see if we can copy this address.
[12:40]And I'm just looking at the parcel ID, 171123. Is that the same? Yeah, so perfect. We got the account number. I just wanted to highlight that real quick, 171123. And then over here, parcel ID 171123. So when you're going around and you're, you're looking at these things, um, it's very important. You always use the parcel ID. Don't rely on the address because it could, uh, lead you astray. But yeah, this is looking like a pretty large sized lot. Um, you got a market value $127,000. So we would be really interested in driving this. Uh, I don't think it necessarily is going to look. No, I mean, yeah. We would want to drive that for sure to see what's going on because we wouldn't want to trust Zillow for sure with this. We want to do, we want to trust Google Maps either. We would want to make sure that there's a a house there. Sorry, that was a house there. Yeah, so that's just one example on real auction.com, which is Ellis County. And so there's, how many of these again? 20. four. Uh and so there's bigger counties, you know, we've got Travis County, which is Austin, Texas. So even though it's a bigger county, you'll notice that there's actually less, there's about the same amount of properties loosely, you know, and so it's going to differ from month to month. Sometimes it's going to be eight, sometimes it'll be 20, sometimes it'll be 30. Uh and so no, that's one of the reasons we like going to Houston so much is that consistently there's hundreds of properties that come each month that are there. So that's one of the big reasons that keeps us going back. But, um, you'll find other counties too, like, uh, Nuices. Nuices is not a large county, and they will generally also have a a pretty good amount. So they've got 30, so smaller than Travis, they have more properties. And you've got all kinds of variety here. So we've got like 45 grand on 79, so not that desirable, right? The interesting thing though, is that if it's not desirable now, that doesn't mean it's a dead deal because they do also something called resale. So if nobody buys it, let's say it's under water, uh, it'll come back again. But then if nobody buys it the second time, they'll start to drop the price all the way down to like 1500 bucks. And so even if a property is under water right now, here's another one, 86 on 96 for 1058 Beachcraft Avenue. If it's an interesting deal, if it's a good area, and it's just simply under water, uh from a number's perspective, you could just simply kind of organize it, categorize it, stay on top of it, and then make sure that once it does come back as a resale, that you know about it, and that's an opportunity that a lot of other people may miss out on. And then sometimes people too, uh, they look at resales and they just think, okay, there's a reason that nobody wanted them, and then they, they don't bid. And so yeah, we've seen it go as low as $1,500. Uh and so we've got, yeah, 38 grand on 101. 22 on 112. Five on 72. Yeah, that's, that's great. Maybe, uh, we take a few minutes here and just explain some of the ways these folks could lose $25,000 on a deal. Some of the, uh, some of the dangers that hide on these properties. We'll go into here in a second, because obviously it's appealing, hey, I want to buy a cheap property, 25 grand, but like what's the catch, right? So the catch is rookie mistakes that we see where people, they screw it up. They just shoot from the hip, they don't research, and, uh, they end up with something. And Josh kind of mentioned it a bit earlier, where he said, we want to check this out. Maybe there's not even a property there. And, um, one of the biggest rookie mistakes is people just research from Google streets, uh, from Google Earth. And the huge problem with that is you have to if you're going to go to a deed sale, you have to have pictures within the last seven days of the property. If if you're not going to be there in person, what we do is we send somebody to go and take pictures to drive the property. And we want to make sure what condition is the house in. Is the house there? Has it been burnt to the ground? Um, is it in a flood zone? You know, we look at the FEMA maps, especially if you're in places like Florida, Louisiana, you know, some places in Texas where properties can be in flood zones, right? So we see it all the time at the auction where people, at first, we thought there was a problem because we, we looked at the property and there was a fire there. It's just a pile of rubble. But yet, uh, you know, the county has it listed worth $250,000. The opening bid is 10,000. Somebody bids it up to, you know, sometimes $100,000, and we're like, man, did we make a mistake? And then I started talking to these folks, and they're like, oh, yeah. And they'd show me the picture on Google. And I'm like, well, that picture's two years old, you know. So, uh, they shot from the hip and, you know, that's kind of the, the terrible tax you pay if you don't do your research. So that's why we're here to help you guys do the research. That's why, um, we give away for everybody this book that's below. It's called The ABCs of Tax Liens and Deeds. It's always in the description for free to help you get started. And we have specific checklists to walk you through this so that you don't make those mistakes. So that's always in the description below. Um, or if you want us to just do it for you, we build every single week a few 90 day blueprints where we hop on the phone with you, you tell us where you want to invest, and then we just tell you where to go. So it is a free blueprint. Um, called the 90-day Tax Deed Freedom Blueprint. And, uh, we'll break it all down for you as far as which counties to go to, which ones to avoid, and then give you a seven-step checklist that is personalized to you. So you can schedule a call there in the description if you want that as well. Um, we are here to help as far as, uh, whatever you need from us. So, appreciate everybody tuning in and, uh, we'll see you guys here on the next one.
