In this instructional video, a former loan officer/analyst demonstrates how land investors can use ChatGPT (or similar AI tools) to quickly analyze various property deeds—such as administrator's deeds, warranty deeds, and court‑ordered deeds—by uploading PDFs or, when uploads fail, providing screenshots of each page. The host walks through prompting the model to extract key elements (grantor, grantee, legal description, consideration, covenants, warranties, encumbrances, and red‑flag items) and iteratively refines the prompts to get concise, novice‑friendly explanations. He highlights the limited warranties of administrator's deeds, the stronger guarantees of warranty deeds, and stresses the necessity of a formal title search and county verification despite AI assistance. The video also showcases practical workarounds for PDF upload errors, discusses due‑diligence considerations like multiple parcel tracks, recorded plats, and case numbers, and encourages viewers to extend AI analysis to other documents such as title commitments while always confirming findings with title companies or county records.
Chapters
All right, let's have some fun with this one. I love leveraging AI when it comes to my land flipping business. One of the best ways to do that too, especially if you have no idea how to read certain documents like deeds, for example, you know, I have a couple examples, an administrator's deed, a statutory warranty deed, a deed of executrix. Like, what does that all mean? And is there anything in the deed that I should be looking out for? And it's really hard for you to understand that if you don't know the verbiage of what to look out for. Like I was a licensed loan officer for, gosh, I wanna say a little over a year in a handful of states. I was a funding analyst analyzing like title commitments, final HUDs and settlement statements, legal descriptions to make sure, like I would give pretty much like the final stamp of approval on things. So I really understand the legal of what to look out for. But if you don't, it's like, well, what do you do? Right? So what I'm gonna do is we're gonna leverage ChatGPT on analyzing these documents. So with that being said, let's go ahead and pull up the administrator's deed. What I'm gonna do first. Actually, I'm going to have to download these and show you why we'll have to do that. Second here, okay, let me actually pause the video and I'm going to download all of these and then we'll get those uploaded and we'll prompt it. Okay, so I have all those downloaded. Now what we're going to do is prompt it into ChatGPT.
I am a new land investor in How to review deeds to minimize risk when buying land. Can I send over a copy of a deed for you to break down for me?
So it really is about like having a conversation. You really want to prompt it back and forth. So as you can see, it's See here. Yes. Send over a copy of the deed and I'll break it down for you. I'll help you understand key elements like ownership, legal descriptions, encumbrances, and any potential red flags to look for.
Great.
So what we're going to do is we're going to upload. So let's start first with the warranty deed.
Perfect.
Oh, so unknown error occurred. So this will happen sometimes with PDFs. Let's try a different one. This may happen with all of them. Okay, so when this happens, this is actually quite common. What you'll have to do— let me see if the last one works actually real quick. So this one actually worked. So sometimes it will not work, and I'll show you a workaround to that. So don't be alarmed, don't be like, ah crap, I can't analyze it. It's, it's just by taking screenshots of each page. It's a little tedious, but it gets the job done.
Great. Thank you. Here is a copy of a deed. Please break this down in a simple, short, let's do digestible way.
And I always, I do a lot of spelling errors. Don't worry about it. It knows what you're trying to say. Short digestible way for me to understand. Let's see what it spits out. I love that. What is an administrator's deed? Because that's, that would be one of my questions. Okay. Sold from an estate where the owner passed away without a will. The court appoints administrator to handle the sale and transfer of ownership to the new buyer. Key elements lets you know who the grantor is, which is, which is the seller. And then the grantee is the buyer. Tells you the legal description, the consideration of the price, the amount paid for the land. Okay. Covenants and warranties. Most Administrator Deeds come with no warranties. This means that the state administrator is transferring whatever interest the deceased had in the property, but they do not guarantee a clear title. That's something that the title company, as you are buying it, for example, will be able to identify with a title search. Like he just mentioned right here, this is why title search is critical before buying. Always get a title search before buying, unless you're buying something for like $1,000 and you're willing to take on that risk. That's fine. But we're working on larger transactions here. Okay. So it's telling us what to watch out for. Didn't really tell me much.
Deed better be as if.
So again, this is what I mean by having a conversation. Not every prompt is going to be perfect, right? You really want to go back and forth with it. Okay, so that's fine. Administrator's Deed. Okay, no title warranty. Okay, understand that. Who are the people involved? Still isn't breaking down the way that I want it to.
Let's do this.
I still like how all of this information is providing us, but I wanna know, like, just break down each page for me in detail. But see how it prompts out a bunch of stuff. Let's see if this actually does this a little bit better. I'm curious to see what, what, what it spits out. Sometimes screenshots actually work better. It's like, hey, break down this page for me. Break down this page for me. Doing it one page at a time. Yep.
Okay.
So it may not work doing that. So this is what I'm going to do. I'm going to pull it up on a different page. So this one was the warranty deed, I believe. No, that was the— give me a second here as that's scanning. I don't think that's going to work, but let me pull up a different one. Okay, so this is what we have right here that it's trying to analyze. So this is what we could do here.
Zoom out a little bit cuz I wanna get the full first page.
This is what we can do to prompt it. Oh cool, it's actually doing it pretty good. This is exactly what I wanted it to do. So unfortunately I paused it, but we do it like this. So this is the same thing to do. Is if it's, it's unable to upload, for example. So notice how I minimized the screen to get the full page on the screenshot. It's going to be able to view that still.
Great. Thank you. Let's do this. Please act as a title expert and break down the first page of the deed. Clearly explaining every important aspect to someone who purchased the land without— let's just say with a very novice understanding. Please be short and concise in your breakdown.
See what it does. There we go. Has the names.
Okay, perfect.
Great. That's exactly what we wanted. So second page is just, just the notary signatures. You don't have to put that on there. Now what we want to do is like, hey, break down this Exhibit A.
Say, please stay short and concise with your breakdown and continue it in an easy way for a novice to understand.
And again, you could do this with any deed. Any document for that matter. So again, PDFs sometimes will not always upload, just take a screenshot. So it lets you know this is multiple pieces of land. They are multiple tracks. This is actually one that I bought in Polk County, Georgia. And since there were multiple tracks, I actually combined track 10 and 11 and sold that as 5.04 acres. And I sold off this one separately since they were already separate tracks included into one. So I didn't even have to do a subdivision with that. Yep. And there was a plat on file, which is great. And it lets you know too, the plat was recorded. So this is what's very, very cool. So let you know due diligence to do before buying. Um, you could, you could follow that again. We have a pretty detailed due diligence checklist to follow, but it does give you some actually good guidelines to follow, but obviously you're going to need to do a lot more than just what this recommends. So that's a really good example. We'll go through one more, but I think you guys get the point, but what you can do, what I highly recommend you guys do. Is go through these and any deeds that you get, just do that and continue to play with AI. Use it with other documents that you have. We're going to be doing that with title commitments as well, too. Key things to look out for, but let's go ahead and what we could do now, since the warranty deed, for example, wasn't letting us do that either.
We could just zoom out. It's a lot bigger than what I thought. Okay, let's do this again. This is all we're doing. Please do the same for this seed. I'll be sending you one page at a time.
Spelled time wrong, but again, you guys get the point. It's fine. See what it says.
Perfect.
Has all of that. So this one's actually guaranteeing that the title is free of defects, liens, or claims, except those stated in the deed. So we need to make sure. There's also, I love how it remembers this is safer than administrator's deed, but you still need a title search to verify. Always, always get a title search. Lets you know who is involved. This is great. Look at this.
It's part of a court-ordered divorce settlement case number.
It has the case number on there too. This is really cool. Properties being transferred. Any liens or restrictions. I think this is just letting us know now what else to look at, look into, but we'll go over into the next page now. Because we only had this right here. So this is a real estate validation form instructions. Yeah, I think this is just from the, from the divorce. See if we can— unfortunately, it's not gonna let us do all of it, so we can just do like multiple, uh, multiple screenshots. But I don't think this is really anything important because this is just from the court. Sorry guys, I get really— what's the word I'm looking for? I get really strict with typos for some reason, even though I say not to worry about it. Great, thank you.
Here is a screenshot of part of the second page.
I keep going back and forth with my typos, it's driving me crazy. Right, so the second page here, and then we'll wait for that to do it, and then we could just do the rest of it here with the instructions, for example. Then we'll have all the information that we, that we want. Okay, real estate sales validation form. Okay. Yeah, this is, this is all, um, makes sense to me. If you want to go more in detail, you can.
I'd be like, great, here is the final portion of the last page.
And I'm sure it's just going to pretty much just reiterate what it already said, but let's give it a shot, see what it says.
Okay.
It has the recording information, which is helpful. But again, at that point, if you have any questions with the deed, you can just be like, okay, great. Well, what exactly does that mean? Break down the entire page. If you still have questions, again, just, just ask it. What exactly does that mean? It's going to give you all the information in the world that you need. At the end of the day, if you want final verification, always call and verify with the county, see if they have, um, or with the title company as well too. Ask any questions that you'd like. They're more than happy to answer them. But at the end of the day, if you are looking to streamline things quite quickly and accelerate your learning, leveraging ChatGPT, or if you use Claude, which is another great AI tool, I mean, there's so many, whichever your preferred AI tool of choice is, feel free to play around with it and you will extremely accelerate your learning curve when it comes to stuff like this. So if you guys have any questions, feel free to let me know. Hopefully you found this video helpful and I'll see you guys in the next one.
