Session 3 - Finding Gold in Foreclosure Lists: Uncovering Note Investing Opportunities

Alrighty. So when I first started, like many real estate investors out there, like I started chasing, using the different like local foreclosure lists in my area. Anybody on here, like you buy a list of foreclosures in your county and you're sending out letters and flyers and yell letters and going and door knocking, stuff like that, trying to get the bars to work with you so you could basically get their property right. Well, what does a foreclosure list represent? This is not a, you know, theological. Yes it represents people that can't pay their mortgage first and foremost but secondly it, and this is the most important thing to me, it represents non performing note opportunities. And third, it tells you the lenders who are foreclosing and then the next thing it also gives you the attorneys that are handling the foreclosure process. So it gives you some multiple points of contact to potentially. All right, find some deals. So let's talk. So this is one list that I really like. Now there's a couple different lists that you can target. I'm in Texas. Okay, so, so, okay, so Mr. Skyline asked a great question. Is there a way to find out who the servicing company is on a specific foreclosure and use that to see if they're interested in selling? You're not going to, you're not necessarily going to target a servicing company now. Yes, we talked, we talked about servicing companies in the last session about contacting them to see who's their business development guy on their, any of their clients. 9 times out of 10 a servicing company is going to sell a note off. They have their specific guidelines of servicing and going that. But most of the time you want to go direct to the lender, direct to the bank. Okay, so I like where you're going. I'm going to share something here in a second with you on that will answer your question. All right. But first and foremost, if you're looking for foreclosure list, there's two resources that I would highly recommend. Okay. One is foreclosure.com. this works all across the country for the most part. You can pick any county in the country and buy a list from them. Okay. If you're not in Texas, this is the route I would go. Now if you're on the west coast you could use county, county records research. Okay, let me show you the website for that county records research. There you go. This handles the west coast. So Washington, Oregon, California, Nevada and Arizona. Okay, that's where you go for the county records research dot com. All right, go Get a list from there or go to foreclosure.com. all right, what I like since I'm in Texas and Texas we all know is the biggest, second biggest state behind Alaska. But we've got huge. We got 220 some odd counties across Texas. Okay. Texas is the friendliest state in the country because we have such fast foreclosure laws. Okay? Now somebody asked me, do I need a license to buy notes? No, not usually. Some states require you to have a license. Now if you're in California, you're gonna buy notes in Calif. And sell to people in California. They want you to have a license there. Mortgage broker's license. Georgia wants you to have a mortgage broker's license. But most of the time if you are buying notes for yourself and you have it with a third party servicing company, they're servicing your bath, you are fine as long as that servicing company is licensed in the state to be a debt collector loan servicing company in that state. Okay, but there's a few little stuff here where you're probably not gonna be buying most of the time. But anyway, Texas is probably the best resource for foreclosure list in Texas. Okay. And even if you're not Texas, I'm going to tell you why you probably want to pick a list here in Texas. Okay? So Roddy instance here in Texas we have the first Tuesday is called Super Tuesday. Okay? Now Roddy's list, George. Roddy who? That's George right there. Great guy. For years he has really kind of systematized where he has people all across the state going to the county list to pull the lists. All right, Representatives that go do that. And he. You can publish a foreclosure list account anywhere from like 45 to 87 bucks. Okay, so what's great here, Texas pre foreclosure. Click on here. It's basically see 45 to 87amonth. We can order now click on the pre foreclosure search and. And they tell you so like right now, as of today, like this next Tuesday. Sorry, not next Tuesday. In two Tuesdays there'll be the first Tuesday which will be December 2nd, will be the foreclosure date all across the state of Texas. Right now we currently have in the State of Texas 3915 residential commercial properties that are set to go to auction. Okay, now can you buy the whole list? Yeah, if you want to spend an armo. But you don't really need to buy the whole list. We are now updated, everything is complete for the state of Texas, because we're within 14 days, actually 16 days. So what I like to do is just pick a county. So if I go down to Harris county here, which is Houston, Texas, the largest county here is the largest county in the state. Click on that. There are 655 properties that they go to foreclosure. All right, Now, I usually will track. Now if you want to buy a list, you can do. So make sure you use the code. We close notes, all one word, no spaces, capsule. And it'll knock 20 bucks off your list. So for as little as 67 bucks. Okay. The first month you can get a discount. Lister for you. All right? Yes. Do I get a kickback off of this? Yes, I do. But I use them on a regular basis, on a monthly basis. Now what are you going to get? Well, I'm going to share a list from, oh, a couple months ago from Harris County. This is from February. All right. I've got the newest one, but stuff like that. But I wanted to go through this list for you. Okay, so this list back in February, it's all gonna look the same. There were 774 properties. All right, now. Oh, I'll make sure you guys can see my screen. I think you guys can. Perfect. I'm looking at a spreadsheet of foreclosure lists. Okay. Now when you buy a foreclosure list, it's going to have a lot of information. Let me try to blow this up so it's a little bit easier for you guys to see. All right, across the top, you're going to have the upload time. When this is uploaded, the report ID the estimated equity in the property, the estimated percent of margin. Percent. So how much equity? Estimated unpaid balance, the clerk, the year of it, the month, the city name, the county name, mapsco, class of the property loan type, street number, address, bed, bath, garages, if it's got a pool, zip code. Legal description 1. Legal description 2. Whoops. Subdivision Mortgager's first name and the mortgager's last name. That's the borrower. And then you have the mortgagee, which is the lender. We're going to highlight this, okay, That's a lender foreclosing, not the servicing company, the lender foreclosing or whoever has been assigned the right of trustee in the state of Texas to foreclose. Then you also have the attorney who's handling the foreclosure. You know, this is also the attorney you could reach out to. Okay, the date, time, the volume number of the recorded mortgage Page loan year, loan amount, all the origination stuff on that when it expires, matures, your construction of the house, assessed value, square footage, city code, number of units, previous posting, if it was ever on here before and then any comments? Okay, and then the owner, street number and mail address if they have a different address, geocode tax ID number for the property and then you have a Zillow URL to take a look at it if you want to. Okay, so it's a pretty good list. Oh and they also have phone numbers and sometimes emails of the sellers of the borrowers. Okay so it's a pretty good list if you can find some stuff there for you to do. Okay. Now I don't go after the actual address. I use the address as a warm lead to get into the right departments like I was sharing with you guys earlier. So like this list, you see who the lenders are on it. I've already resorted it by the lender name. Okay. And there's 775. So you'll have some big names and you'll have some small bank banks and a lot of these will also be like llc, hard money lenders and stuff like that. So what do I do? Well, the first thing that I do is I resorted by the mortgagee, the lender on this stuff. Okay. Now Skyline, if you were looking, if you had a property was going to a foreclosure, this is what I would do. I wouldn't go to the servicing company, I would start trying to find somebody at the bank like I showed you before going LinkedIn. So if I was looking for somebody at let's just say Ally bank down here for this one, let's say this was the guy Ally bank, you could either a go over to the attorney and talk to the attorney about if they know who handles the note sales or if they would give you the contact of the bank to buy the note to keep them as an attorney or that's my, I don't like to do that. I'd rather go to the bank directly first because sometimes these attorneys, it all varies. If it's a smaller attorney they might make an introduction. But if it's a major attorney like here, like Jacob Hyde or some of these other guys here locally who are cranking these things out, it's not going to be worth your time to go to the attorney. They're not going to want to give up any business. Not that you wouldn't still keep it with them, which is what I would recommend, but I would actually go Back buy it for the bank so that go ally bank special asset manager on LinkedIn to find that individual. Okay. And then contact them. And I would use the address as a hot button when I send an email or connection request like urgent, you know, December 2nd foreclosure address, borrowers last name. And then I would ask them how do you have, are you interested in selling this note? If you're not interested in selling this note, would you be interested in sending me the list of stuff all across the state or all across the country is what I prefer. Okay, so that's what I'd like to do. I use the addresses as a hot button to get into the right department to find the right person to talk about. Now here in Texas, 95% of the time the lenders aren't going to sell the note two weeks before the auction. They're just not going to do that. They've already gotten the aspect of filing foreclosure but the whole goal is to use that warm lead to get into what they have all across the country. I'll say that again, it's a lead. We're not targeting this one address. Now every state's a little bit different. Texas like I said is the fastest foreclosure. So Skyline, if you're targeting something that goes to foreclosure in six months, say it's in, you know, Florida or South Carolina or some other state, it's going to foreclosure in six months because there's an auction date then they might be willing to sell the note because you usually can close on a note, a one off note in less than 30 days. 30 days or less in a lot of cases, sometimes two weeks. Okay. Once they provide due diligence. So that's the route I would go. I use these and when I do is I'm going to get rid of. Here's what I'm going to do. I'm going to get rid of. Unless you're particular, Most of these LLCs are going to be hard money lenders or private sellers that really can't take a discount. They want to do it now. I'm going to get rid of homeowners associations as well. I'm going to target small to medium sized banks where there's only a couple where they may have 2, 3, 4 on here. I'm going to get rid of the Bank Americas, the Citigroups, the Chases, those kind of institutions. I'm just going to delete off because they're not going to sell me a one off note to be hard to get a hold like the bank of America is. The Deutsche Banks, those things not even worth it. But I will target the smaller regional size banks for the most part to do that. Okay, So question is this. So even if the note has already been sold to a third party company like Nevada to collect in the debt. Well, yeah. So reach out to Nevada. If the debt's been sold, you're not going to call the bank. The bank's not going to sell you the note or the servicing company. Reach out to Nevada and I'll show, I'll show you a different way how to track assignments in a few minutes. Here is a great way to find buyers and sellers as well. Okay. But for the foreclosure list, let's just, let's stay on track here a little bit here. So there's a lot on here, right? Okay. Now I'm going to look through these things and I'm going to know there's a bunch of these folks that I'm not even wasting my time with. Okay. And my experience and knowledge comes from doing this for almost 20 years. Okay. You're gonna be like, I don't know what to do. So maybe you're gonna make a few more phone calls than I do. But this is such a, a great list because it's distressed notes and they're banks all across the country. So maybe it's just not Texas, but stuff that you can turn into a whole huge list of stuff on a regular basis. Okay, so let's go back here. I'm just gonna start getting, I'm just gonna start slicing and dicing. I'm gonna get rid of, I'm going to get rid of these LLCs, the homeowners associations. Sedge Council of Owners. ABL, RPC Residential Credit Acquisition. No, Advanced Federal Credit Union. I might give them a phone call. Although credit unions often won't take too big a discount. AJ 1000k, 100k. That's a private investor. He's not going to sell stuff. But then it leads me to. I'm just going to delete these off. Allegiance bank is one off. I would reach out to Allegiance Ally Bank. Okay. I'm going to get rid of Alpha Capital. Well, I might call them. I might not. You know what I mean? Just depends on what you have. Am Bank. I'll leave them on there because I really want to. I don't want it to be just one deal. I want to make sure that these guys or these lenders have multiple deals across the state of Texas. Okay. So American Advisers Group. I might call them American Capital Group. American Momentum Bank. I'll probably leave them. Amortgage company. Amerisave Mortgage. Okay. MI Lenders. Amoco Federal. Okay. This Trust. I don't know. Apex Bank. Yep, I'll read them there. Okay. Delete these. Arc LA Text Financial Services. I think that's. I don't know. They got three. I'll take a look. Arvis Bank. Okay. Athene Annuity and Life Life insurance companies want to take things to foreclosure. Really are going to do. Atlanta Financial might take a look at it because it sounds like they're out of state. Aurora Financial Group. Bancorp South. Now Bancorp south has got three and they may sell stuff. Bank of America. There we go. I want to get rid of them. Bank of New York, Maryland. Nope. Okay. Bank of River Oaks. Might be a small bank. I'll give them Bank United. Okay. Belserv hoa. Nope. I'm gonna get rid of this company. I don't know what that is. Bondra Family Revocable Living Trust. Okay. So I want to bring something up. If you see that the mortgagee in Texas is like a living trust or like an equity trust or a Pensco trust or a Inspira Financial Group. That's a self directed IRA company. Okay. Foreclosing on behalf usually it'll give you like say equity trust for the benefit of Scott Carson. If it was my IRA that was foreclosing, it might give you that. So that's something to look for. That's potential private investors. Okay. And well worth reaching out to. They might. I've actually bought some notes that way. I've also raised capital that way knowing that they were going to foreclose. And it could also if you do like the local property could be a potential REO for you. So I'm going to leave that in there. Okay. Blessed Orchid llc. Don't know what that is. BMI Investment. That's a hard money lender. They don't want to really get rid of anything here locally. Bank of Oklahoma. N A. We'll leave them on there. Okay. Boomerang Campbell Partners. That's a hard money lender. Bracewood Hoa. Condo owner. Owner. Life insurance. No. Brunswick Meadows Hoa. No. BSI Financial Services. Yeah. BSI is a service, is a servicing company. So we would reach out to. BSI is actually. They're a servicing company. No, I'm sorry. Well, they're. They have a servicing company but they're also a note investor. So they may be Willing to sell off. I might reach out to them. Okay. Bumvestors. No, probably not gonna. Could you call me? You can call them. Forgot. All means, go right ahead. Cadence Bank. We'll leave them. Let's see. Caf Bridge. Borrowers. Xls. Nope. Get rid of them. Capital One. I bought from Capital One before, so I know the director. I reach out to them. Capital Plus Financial. Cardinal Financial Note. Cardinal Financial is a hard money lender. Carrington Mortgage Services. So Carrington is a. They have sold notes before. So you might reach out to them and see, hey, you know, Sandy, the Sigas might give you forward. It might not. But I have actually got the direct contact at Carrington. Sometimes they will, sometimes they won't. Once it usually gets to the point where it's on the foreclosure auction, they're probably ready to let it go. Okay, so let's go on here. So Casas. But here's the thing. I've known Carrington has sold stuff because I've tracked other spreadsheets and I'll share how we do that in a little bit here with you. Okay, so same thing. Most of these are hard money lenders. Citibank. You're not going to buy from them. Citigroup Mortgage. Citi Mortgage Note. Citizens First Bank. It might be worth reaching out to Civic Financial Note. Click and Close Inc. Don't know them. Colonial Savings. They're a bank. You might take a look at them. All right, all right, Contest. So like I said, a lot of these are hard money lenders or HOAs. Okay. Cosmopolitan. Countrywide Bank. FSB. So that's probably going to be bank of America now. Okay, so Creekmont Forest Alpha. Danny Wynn. There's a private investor. You might reach out to him. Deutsche bank isn't going to sell the one off. Nuts. We're gonna get rid of them. Drake Plastics. Here's another private investor. Dukan Thran. Okay. Easy Street. Egret Bay. Iraqla Investments. Fakeo Securitization. No Face Servicing. No FA Faye won't sell behalf of their lender. Fannie Mae. You want to get rid of the Federal Home Loan origination? Fifth Third, Sometimes will, sometimes won't. Okay. Finance of America. First Community Credit Union. You can First United bank and Trust. Flagstar Will sometimes out of Michigan. Focus One Mortgage Solutions. Don't know them, but still worth. Might be a smaller one. Council of Owners. Franklin and Franklin Investments. It might be worth reaching out to Freedom Mortgage Company. The reverse mortgage. They won't sell anything off once it's going to the foreclosure. Auction. A lot of reverse mortgage. People dying. Unfortunately, Same thing. Funk deals. I don't know. Might be a private investor. Glisten Family Living Trust. Private investor. Gateway First Bank. Okay. Gets Solutions. They'll sell notes. Glenmont Homes, Guild Mortgage. Now, when you see like this where it's a kind of Brookstone Trust, you might just reach out to the attorney, say, hey, I see you represent a trust who's foreclosured. You know, if they'd be willing to sell the note. Okay. Sometimes they will, sometimes they won't. Phase one. Hud. No. Hi Fi. Hard money. No. High Yield Realty. No. There's Hong Nguyen again. Private investor foreclosing. Another one. This is Harris County HSBC Bank. Nope, they won't. Because their division basically of bank of America. Idaho Housing and Finance Association. No, they won't. They got a lot on there if they did. Be nice. Independent Financial. IBC Bank. Nope. James Alm. There's a private investor for you to reach out to. A couple private investors. Jeffrey's Loan. Care Jet Lending. That's Eddie Gantt's company out of Houston. Foreclosing on his property. Might sell it. Might sell you the REO with owner financing. He's done that before. He's usually at 65, 70% $. He's not looking for a discount. He's probably looking to sell the noted par. Okay. Don't know. J for an llc. We're gonna get our JP Mortgage acquisition. And then you get a lot from JP Morgan. Okay. Coffee, Inc. I don't know them. I got a couple. Crest. Lake. Crest. No, Lakeview Loan Servicing. They represent Lakeview out of Florida. Sometimes they'll sell, sometimes they won't. You see, they're foreclosing on one. Wow. Okay. Might be worth looking at it. Okay, Lamar, so we're about halfway through. So you see what I'm saying, ladies and gentlemen, you've got some opportunities here. Larry the lender might give it a chance to kill. Call Larry the Lender. Liberty bank and Trust. Okay. Company. It might be worth reaching out to Lisa Earnworth. So this is the estate. So this would make sense on something like this where it's an estate. To reach out to Jake McDonald, the attorney to see if the estate be willing to sell the note. They're foreclosing on Janet Johnson here. Okay. Lone Ranger Hard money Loan finder. Loan funder. That's a hard money guy. Loan care. No, a really easy way to see if it's a hard money lending. You see, it's an LLC here on the right and the borrowers over here is an LLC as well too okay. Loandepot.com might yeah lone Star it's a hard money company loan bridge might Los Pinos Investors okay might worth Louetta Leasing Blackstone Equities Group no they're gonna and of course you want to see make sure this is a first lien we're not going to buy any second lien so you're still going to do it to search make sure it's a first lien okay so we got here now to the co owners HOA we want to get rid of those there's another private investor deceased members choice Mid first Bank out of no they're not really selling anything they used to I haven't sold anything in a while M Limited partnership Morgan Stanley Private Bank. Mortgage Asset Management's mimed National Cooperative Bank Mike Nation star or Mr. Cooper isn't going to sell anything they're just a pain in the ass Navy Federal Credit Union might they're just kind of hit and miss they don't like to foreclose on their borrowers and you can see this is a deceased barter when it says at all same thing this one is a deceased borrower so if you're going to buy that note really you're not going to get back on track okay new residential known next bank Mike here's another deceased lender Norman G State bank haven't heard north bank might okay Ocwen Loan Acquisition Trust might not but here's the thing Aquin has sold stuff in the past We've bought a portfolio from Aqua bank so maybe they would be willing to do that Possibility one ash to homeowners association no. Oslo Bay Financial might Pacific Climbing Society that's kind of interesting Penny Mac has been hit and miss Sometimes they will, sometimes they don't PHH though will not sell Piper's Crossing Plains Capital bank will sometimes do it Planet Home Lending Plantation Look Services Association Nope PNC bank doesn't like to sell Popular bank you can reach out to them all right so Post Oak Home Nope present real estate holdings I don't know hardly lender Prosperity bank might work out to it quick lending maybe Raymond Sanchez a private investor Townhomes Regency Court HOA no Regency Regions bank sometimes will sell stuff we bought we bought some commercial stuff from Regions bank and they're foreclosing on two people so maybe it's a first and a second therefore close on Relative Lending llc that's a hard money lender Redfish Property holdings by you know River Oaks County? Nope. Now you got a private investor There is Rocket Mortgage might be worth reaching out to them. You've got a deceased borrower family on a deceased person maybe they'll sell the note so this let me talk about it. When you see a deceased borrower foreclosing it's an estate that's foreclosing especially got a deceased person they probably don't want to do it so these potentially could be good leads on some property that you buy the note on foreclose and fix it up. They don't have the money to fix these up a lot of times. So that's the possibility of that. Okay. Greater Loan Trust Sandbox Investments Once again you get private investors on here I see if Jake LP don't know Schumer Yarborough Development? Nope Seattle Bank? I've not been able to get through to Seattle bank so I don't know if they do or don't Security Financial? Federal Credit? Security National Mortgage? No SPS Select Portfolio? Won't Celine Finance? Might from time to time I think they just now they do residential stuff serve banks or bank Sharp Point Capital? No Shellpoint Mortgage Servicing have not been able to get them to play ball Smith Mortgage Group Sober Stages outpatient program foreclosing on a on a Red Rock Real estate property group so there you go if you want to use a community home. There you go. Soundview llc Spinwick Village Condos. Here's a church I joked about this last time. Here's a Methodist church foreclosing on a missionary Baptist church there if you want to buy a church. Okay there you go. Probably not gonna happen. Churches sometimes will have stuff that you can buy because they lost a stellar bank might Sugar? Hell no. Supreme Lending is a isn't going to sell anything Southwest? Nope Sydney harbor? Hoa? Nope Sex Equity LLC Maybe Tasman Here's a private investor foreclosing on a learning center. Here we go. This is a Texas Bay Credit Union might. No they probably won't just don't they just can't use to take a big discount import cus it might Texas Funding? No holdings bank of New York Milan? Nope Bristol Owners Homes Condo Association. The owner finance company okay so the owner finance some notes they might be able to buy a note from them Third Coast Bank Might. Town Square Mortgage and the Town Mortgage company done on traditional mortgage Acceptance Corporation. Here's another private investor who's deceased Trident Realty Investments. No it's a hard money lender Trinity Financial Services Trust bank will sell notes They've usually sold some stuff off in the past. Mortgage Trust? Nope. UMB Bank? No. United Wholesale Mortgage? Nope. Union national bank of Houston. Might be too small a bank, but worth a phone call. U.S. trace Bank. Now U.S. bank usually sells stuff off once a year in large tranches. So they're not usually going to sell a large, a one off note for the most part. Okay, all right, U.S. small business. Now Vanderbilt Mortgage, that's a mobile home, they're not going to sell. They're going to foreclose and take it back every time. Veritex Community bank might check into that. We're coming near the end here, folks. Wellbe Financial, maybe Wells Fargo is not going to sell a one off note. Now if it's a commercial note, they might be willing to do that. But as far as a residential note, which most of these are, they, they might. So HOA Wilmington Savings Fund. Ssb. No, they're not usually going to sell anything. Trust. And there you go. There you have it. All right, so we've gotten rid of those. Okay, so now it's narrow the list from 750 or 760 down to a third. Now out of these, let's see, Lakeview Loan Servicing represents, What is that, 80 of them. Let's see here, from 96 to 164. So 70. So if you take and Penny Max got a chunk there. So honestly you probably have about a hundred lenders. Okay, I'm glad that you're loving it. James Williamson's you probably about a hundred potential lenders just in Harris county to represent a lot of stuff across the country. Then you also have the different trustees over here you can reach out for. You can organize these by trustee and contact their office to see, hey, do you know if they'd be willing to sell the sell notes on this stuff? Okay. And going from there, does this make sense of kind of what we're talking about using now you found potential banks to reach out to smaller banks that were the hoas, the bigger huge lenders and use these to identify not only, like I said, not only smaller banks or potential banks that we know have sold stuff in the past. Oh, bank of River Oaks. Oh that's, that's on the hway. Okay. Or private investors. Okay. And like I said, you're just using the address on here as a warm lead into everything this bank might have. Now of course if they say yeah, we'll sell that note in that one right. Now here's another thing to take a look at. We kind of passed over this originally when we were throwing going through the different column titles. A great way to see more motivation is go over here to where you see previous postings. Look at these. All right, out of these, the majority, I'd say 70% of these have been on here before. That means it's been on this foreclosure list before it's been bumped. Either it was a short sale or distress sale and they'd allowed it to delay or there may be an issue as the filing on the county appraisal district. But if there have been yes, that means this has been dragging out for a while. So you see a yes in previous listing. I would be willing to bet the bank is a little bit more motivated. It might be more willing to sell this one off note or this address. Okay. Not gonna say target it, but it's an opportunity to maybe get a conversation a little bit faster. If it's struck out before now, it's not gonna tell you how many months has been on it before. Okay. All right. But it's an opportunity for you to buy the note. All right, Maybe it was listed before. Maybe the person filed bankruptcy six months ago. I don't know. You'll have to look more into the due diligence if they accept it. But that's. There you go, there's how you've identified. Oh well, let me see the number of. Let's see here. Mortgage. No, we'd have to look at these to filter this. So let's, let's see here. 1, 2, 3, 4, 5, 6. Yeah, you're gonna have a bunch, you're gonna have about a hundred names to reach out to. Okay, now that's on the foreclosure list. That makes sense. Everybody on how you can target kind of low hanging fruit here. These are already distressed. You already see who's got some non performing stuff that they're foreclosing on. You use it as an opportunity to get to the right department at the right bank to get everything else across. Only across the state, but across the country. If they're doing it in multiple states. Okay. And that's down for Dollars is using LinkedIn to go out and find some stuff. If you work full time and you don't have time to dial for dollars, that's fine. Use LinkedIn. Use Rocket Reach to find the right person. Use LinkedIn to find the right person. If you can't find it on Lane guide. So let's do something. Let's do. Let's go Apex Bank. Okay, Apex bank. And let's go back here to LinkedIn. Okay. Oops. Apex bank people. Chief credit officer, Apex bank out of Knoxville, Tennessee. Let's look. Boom. He's got 500. Let's connect with him. Let's send Brad a message. Hey Brad. Just like that. Boom. All right, so if you see somebody you know lender do exactly like I just go search see if they're chief credit risk offer, special asset manager, secondary marketing manager, that stuff like that. Now let's see if he gives us his contact information. Probably does it? No, but website. All right. And let's do this. Let's go over here to Rocket Reach. Do we have this still up? No. So. Yeah, there's link to the profile. Just top it in there and hit search, see what pops up. So we got potentially an email. Get contact info. Let's see here. There we go. Brad Haley, Apex bank or brad haleymail.com. so let's copy this and then we'll go into my inbox. My email, new mail. Hi Brad. Happy Friday. I wanted to see if you were the right person at Apex to inquire about buying your non performing notes that you might have for sale this quarter. Order next. I see that you've had a few go to foreclosure in Texas before. But I buy all across the country. Then buy npns for over 15 years and would love to see what you have on your desk that might have some hair on them. Can be reached. I'd love to talk. Let's just do that. Now the important thing is that a. Do I expect him to respond back to me immediately? Probably not. Okay. But especially with the holidays coming up, it being Friday. He might respond. It might not. I could go we close notes.com inc. Okay thanks. And I'm going to highlight it there now I could go put in that address but that's a foreclosure from February. It's way beyond not worth it was this month. I could do it definitely for you. Okay. But that's. There you go. Apex Bank. Boom. Chief credit risk Officer. Let's contact that person. We know they've got some stuff in the past that they've gone to foreclosure on. Have they sold stuff yet? We don't know. Maybe they have, maybe they haven't. I'd be willing to bet that they have at some point. Whether it's residential, commercial. Now sometimes we've had to educate banks on how to sell a note and what goes into it and making an offer. And you send a loan sale agreement. Some are more familiar than others. That's okay. It's a great Thing. If you run into that, reach out to me. I'm glad to work with it, help you out with that. All right, Help you with that conversation and sending over NDA, that kind of stuff. We've got all that stuff there actually. It's all. Actually there's a NDA and NCND also in the manual that you guys that are signed up for should have received before coming on as well for you. And we'll go through those forms, stuff like that later on. We're not going to spend today going through that for the most part. Okay, now let me share another way to find non performing notes or note cells. Okay, now this is one of those. I won't say it's sneaky, it's public record. Anybody can log in and do this. Okay? You don't have to have a permit, don't do all this stuff. What am I going to talk about? Let's go back to the Internet here. Now. One website you'll hear me talk about over and over again throughout the weekend is Netra Online, Netr Online. And this is a great website that kind of brings together all your county records websites in one. And we buy in multiple states like I do. You don't know what the websites are for every county or what county is what across the country. Right. I mean, I know a few. Okay, but what right here is. This allows for you to search and find the county pretty relatively easy in all the different county websites, assessors websites, the gis, all that good stuff. Clerk. All right, so what I like to do, if you go to the online directory here, all right, Public records, online directory. Okay, so now what we're going to do is pick a state, let's say, let's do, let's do this, let's do Florida. Okay, now let's do a search here. Let's see, we can't find a name for. What was it? Lake View Loan Servicing. Right, Lakeview Loan Servicing. Okay, so Lakeview is out of Florida. And let's just look in the. One of the bigger counties in the con in Florida. Let's go to Orange county, which is where Orlando is. Okay, Orlando. Now Lakeview Loan Servicing. A couple years ago, right at Covet, they were selling performing notes at a 20 discount at $0.80 on the dollar, which made me kind of think, why are they selling this stuff so ahead of time? And they were honestly predicting what's going on with the distress, with the increase in taxes, the HOA stuff, all that stuff ahead of time. Okay, but they still have stuff. So what we want to do is when a note is bought and sold. Ladies and gentlemen, let me just share this with you here beforehand so you have a bit of an idea here. So when a property is sold, what's recorded at the county to transfer ownership? A deed Right. Deal trust is all that's recorded at the county records or the county clerk or the county recorder's office, whatever it's called. Right. When a mortgage is sold, if it's a true first lien, second lien mortgage, what's recorded is an assignment of mortgage. That's the transfer documents that shows that goes from ABC bank goes to assignment to Chase Bank. Chase bank assigns it to Wells Fargo. Wells Fargo assigns it to Inverse Asset Fund if they sell off an individual note. So you can track assignments if you know lenders and you can see what lenders have sold stuff. So what do I do? I like to pick the bigger counties in a specific area. Okay. Like if I get a listing of notes, how do I know Truist bank sold notes? Well, I got a list in and I went and researched an assignment on one property here in Track in Texas and found that it was Truist bank doing the selling. They had. They held the most recent assignment of mortgage and we're selling it off. Okay, and what happened? I found a direct contact at Trist bank by looking at the assignment mortgage and who signed off on it. Not the notary, but who signed off on the assignment sales. Okay, so we're just instead of going and tracking deeds, you can't track mortgages because mortgages sometimes won't get recorded. Okay. Some states don't record, they don't record them here in Texas. But the assignments, that's a great chain to track to see who bought, who sold to who and all that rigor Moritis. Okay, so let's go on here. Let's go back here to the county clerk. We're back here. So we're Florida. This is Natural Online. This is the Orange county public records. And what we want to do is go down not to. We want to go to the controller or this is recorder's office. So go to data online. Now some counties like Wayne county in Michigan, they're going to charge you to log in there and search. It just is what it is. Okay. If you're looking a specific area, pay the few bucks. You don't have to print anything. Just look for names. Okay, so we have a recording date here. Okay, so let's do this. Let's, let's just type this in from a couple years ago. Let's say 01 dash 01 dash 2020. And we'll just say recording date. Oh, why does that not do the 0101 dash 2020. There we go. For some reason. And then we'll do. Let's just do 12, 12, 31, 20, 23. And let's type in Lake View. We'll just type in. Like Loan Servicing. Okay. And we're going to look for the document type. Okay. And we want to look for assignments. All right, and now let's hit search. All right. It's probably too many names. Okay. Loan servicing on document types in this time. And that doesn't make any sense. So let's just do. We're going to type in Lakeview. You hit search. There we go. All right, See Lakeview Loan Service. And it shows up there. All right, so this is an assignment. Let's just go and click on it and hit View. And there we have. You should be able to see my screen, I think. Let's make sure. And you see it signs. It becomes due, okay, to Lakeview London. So this company, American Financial Resources, sold it to Lakeview Loan Servicing, whose address is Boom Boom Boom, Ponce de Leon Boulevard, Coral Gables, Florida. Okay. And this is Alan Baker, who is the president, vice president of American Financial Resources. Okay. It's not the right person in Lakeview. Okay. But it is something to reach out to. So if they're still in, in business, this company, MERS nominee for American Financial Sources. There you go. ALAN Baker Vice President. You could go search for that online, but you're not going to usually buy that. So let's go back and do another. Let's go look for different things. So. All right, Simon mers, let's see if we can't find Nation Star Mortgage to Grantee. Let's look here. Grantee, Grantee. Let's do this. Just go back here and change it to Great Lakeview. Here search. And there you go. Lake View. So this is basically as a 2023. So let's go ahead and click on this. And they signed it from loan servicing to loan servicing. So they, they changed it up a little bit, but all important, don't care. They signed it to themselves. And there you go. Jessica Saffer Vice President. So now could we do this? Let's go Back to the LinkedIn. No, not showing anything. Okay, let's type in Lake View. Okay, let's do this next. If Lake View Own Servicing, Loan Servicing. Transaction Management. See Assistant Vice president. So it's going to be vice president. Doesn't Mean a lot. Okay. So you could just scroll down here and see if you can find same things. Special servicing, secondary marketing. Now, her name, Jessica Saffer. She signed off on it. Okay, so that's a good thing. Right? And let's just keep looking through National Sales Director, Vice President of Lakeview Loan Servicing. Loan Servicing, Portfolio Manager. It might be something to look at through there to Justin Tucker. Okay. I thought she'd respond anyway. Going back here, though, you have Jessica Saffer, Alan Baker, here's a witness, and Danielle Weathers. You could also look for those. So, Tam. So Tanner Dixon was the mobile notary. Okay. Anyway, but that's how you look. That's how you find potential names. Let's take it a little bit. Let's go back to our search. Let's look. Let's do this. Let's. I'm not a robot. I accept. Come on. There we go. All right, so let's do a different. Let's do same thing. Let's do Truest Bank. Just do truest in search. Trist bank to us bank. Trust bank to us bank. So let's look at this. Let's look at this. This one here. Us bank. Us bank. Let's see if we can find some colonial bank. Let's look at this where Colonial bank is. View. So they sold this note to Colonial bank out of Al. An Alabama corporation. All right. Addressed on this Alpopa, Florida one. And there you go. Cindy Niet, Vice President, Tourist bank in North Carolina. There you go. So we have a name. Cindy Neutral. Vice President, Natural, whatever. Okay, so now you have a name to reach out to at Truce Bank. Now, this is actually. This is. Goes back to 2023. So it's been just over two years since it was recorded, but there you go. Now, if you're looking for something, we could go up here and change to a more recent number. Let's go back to the search results. Let's go to previous results. Previous results. Yep. And then we. Let's change the date to something more recent. Okay. Is it at here? Back to search. Here we go. All right, so we've got Truest Banking. Let's change the dates to this. The last year and a half. So 2024 to 2025. And let's just make it to September 09. Okay. And hit search. See if we got anything here. New 0930, 2025. And hit search. 134 results. Okay. It's Trista Bank. U.S. bank. See if it's a different company. It's a U.S. bank, they move a lot to U.S. bank, Colonial Mortgage. Again, that's 2023. We need a new search refresh because it's still showing the stuff from before. No, we don't want that. 2024, 2025. 08. Truest bank. And hit search now. There we go. Okay, From Truest bank to Truest Bank. Okay? Truest bank to Noble Capital Management. Now here's the great thing I want you guys to realize as you're looking at this, okay? Trust bank sells banks, sales notes. Noble Capital Management, they buy notes. Let's just look at this one. Okay, Hit View. John f. Beasley, senior vice president. And aaron favors and mle. So you've got three names there to get to john e. Beasley. Okay, so let's do the john e. Beasley. Make sure I spelled it correctly. B, e, a, s, l e, y. All right, so we're looking for Trist Bank. No resorts. Okay? So another thing you do is just go over here and type in John E. Beasley, Truest bank. And see what pops up. So he signed off on this Senior Fertility Service Area Manager. He may have changed. No, he's still the guy there. He may be in a Senior Facilities. Area Manager. He's been there for a year and three months. Okay. Assistant Vice President. Maybe he signed off on it. Okay, Maybe he doesn't have the job right title for that I would recommend, but you get what I'm saying. Jonathan Beasley. Let's look back one more search here. Let's do a search here so you can see anything. He's further down. Nope. Some. Nobody's on there. So let's go back and look one more time for Aaron midi. Let's try MIDI Let. That's usually m. There we go right there. Zoom Info. Contact me. Let's phone number and. And email. So you have a LinkedIn profile on here? Nope. Okay, let's look at what it says on here for zoom info. That's another good one. I'm not gonna install. But zoom info I've used before. Okay, but there you go. So Mini Let. We got a name. You could call the corporate office. Let's go back over here to Lane Guide. I forgot to share this with you. So Lane Guide is right here. Let's click over. This is all search. Let's type in Truest Bank. Trues bank and hit search. SunTrust there at Charlotte, North Carolina. Perfect. SunTrust Loan Servicing. So Loan Servicing, SunTrust Special Assets Department. Look at that. They also handle SunTrust stuff. There you go. More contact information there's a phone number. Call the special asset manager department at Truist bank, formerly SunTrust. There you go. Now you got a phone number. Now you can ask for John Beasley or Letty Mitch or say, hey, I see that you guys have sold some notes off of the past. I'd like to be on your note buyers list. Okay, let's go back one more. So there's the special assets. Let's just keep going down here. So we pop it. You have the REO department or you call the corporate office. There's the corporate office or the main office. Numbers. 2955744. So it's different phone numbers. Winston Salem. Oh, it's the same address. 200 West Second. Okay, but you have two different numbers. So I would call the corporate office. There you go. 888-562-6228. And speak to them now. I call them right now, but it's lunchtime. So most people are going to be out at lunch or they're taking next week off because of given. But that would simply be. Hey, I'm trying to get a hold of your special exit. Let's do that. Why not? We. Let's do that. What do you say, huh? We've got a little bit of time. And speak to them now. I call them right now. But it's lunchtime actually, let's call. Let's just so you can see what it goes like. Okay, let's call the corporate office. 888-56-2628.

Thank you for calling Truiste Nueve. This call may be monitored, recorded and analyzed by Truist and its service providers. To continue using only your keypad, press star seven now. If you are calling about a checking, savings, money market, CD or IRA account, press 1. If you are calling about a debit or ATM card, press 2. For a credit card, press 3. For a loan or line of credit, press 4. For online or mobile banking, press 5. To open a new account, press 6. If you are not a truest client, press 7. For a new account or questions About Rates, press 1. For a third party loan payoff, press 2. For status of a loan application, press 3. Status of a credit card application, press 4. If it's something else, press 5. To repeat this menu, press 6. Okay. Please hold. For the next available teammate, visit truist.com.

It'S probably going to call center may.

Not be and your privacy rights. You're estimated thanks for calling true. My name is Ann. How may care for you today?

Yeah, I'm trying to hand And I'm trying to reach your corporate office for Truce Bank. This is the branch that I'm talking to.

Customer service, sir.

Yeah, I'm trying to reach the corporate office.

What I can do to that? I can connect you over there. Please stay on the line.

Thank you. And you'll run into that Dialing for dollars is having to correct people on where you're trying to get. So what I usually do, if I don't get an answer back in a minute or something like that, then I'll hang up and call a different number usually.

All right, great. Thank you so much for waiting. I just wanted to ask with regards to the corporate office that you wanted, is this for your personal account or your business account?

I don't have either.

Ma'.

Am. I'm a vendor trying to reach somebody at the corporate office. I'm a vendor for buying your bank's non performing loans your non performing debt.

Thank you Tom, for that information. Over to our corporate communicator. Can you please stay on the line?

Yes, please. Thank you. They should have rang already. So she's probably still trying to find a number because she's at a call center. I usually would hang up and just call a different number. But let's see. It's Christmas time, right? Six minutes of my life I might not get back. Imagine making 100 phone calls like this a day. That's what I used to have to do. But now with the use of like LinkedIn and Lang guide and Rocket Reach or Octopus urm, it's a whole lot easier to make a lot more connections. We'll give it another 50 seconds. Foreign. So there we have. And there we go. So I did a search here, just a quick Google search there for same thing Corporate special assets risk offer at Tris Bank. Juan Jesus Caballero. We're going to copy that. Go drop that into Rocket Reach and see if it pops up. Anything for us? Here we go. Orlando. Let's see if it pops up. Problem loan manager at truce bank. Okay, 305.

All right.

Get contact info. Ah, okay. So. Well it's an old email. I need to re update Rocket Reach. But anyway so let's send email. No. So there we go. Let's look at one more. It's out of Orlando, Florida. Okay, so let's do this. Let's go back to LinkedIn is profile contact info. Nothing there. So same thing. We'll send them a message. Hey Juan. Truest Banks NPN Sales. Well on I believe you are the right person at Truest bank. Who is in charge of your troubled loan sales or NPNs. I'm a note buyer and would love to review what you might have on your books that you are looking. Are looking to move this quarter. Next I'm going to say resy or cre. I'd love to talk as I've been buying notes for over 15 years. My own portal. Thanks. I'll put my cell phone in there. Maybe he'll call, maybe he won't. There we go. All right. Hit send. He's got my message. He'll probably respond back to this, hopefully. Which would be nice. We'll see. But that's the power of leveraging the assignment of mortgages. Right. Okay, let's do another search. Let's go back here. Back to search results. Let's do. Let's do. Let's do Ocean's bank. Because I've bought from Ocean's bank in the past. Ocean bank. Ocean bank, fsb. And hit search. There we go. Ocean Bank. Assignment to math on investment corporations. They've got one and 2,024. Let's take a look at it. So, assignment hit view. I figured they'd have more. And one. I know. No, it's Ivan. Ivan Castaneda. Ivan Castaneda. Let's look at that. Ivan Cast. Nada. Director. Oh, it's a different. Maybe he's changed his name. Let's see. Let's see. Ivan Casta, Director. That's. That's okay, Ivan. Let's do this. Ian Caston, Ocean Bank. There we go. There we go. Ian Castaneda. Yeah. Miami, Florida. All right, let's see. Asset based in. I connected. Nope. I'm not. Hey, Ivan. He's only got four tonight, so let's add a note. Hello, Ivan. I believe you are the right person at Ocean bank who might be in charge. Your NPN sales audit to see might be, like, for sale this quarter. Next. We bought some notes back a few years ago. All right. Same thing. You could call Oceans bank and talk to. Try to talk to Ivan. He may. Let's see if he's changed. Nope. So Landarine had a special asset, so he just changed. Oh, he's. He's been there for a while. He was the head of special assets. Maybe he signed off it, but that's okay. Yeah. Anyway, what I'm getting is this is how you find names and contacts and you take it to that next level. Because here's what's going to happen. Majority of people aren't going to do what we just did. Ladies and gentlemen, 99% of people out there will sit here and tell you, oh, there's no note deals available. There's too many note investors. Even though we are still one of the smallest niches of actual real estate investors out there, people tell you, oh, there's no, no, no deals. There's plenty of Note deals. There's 25,000 lending institutions out there. Okay. You just have to separate yourself from the herd, which is mostly the herd is just looking for people to feed them notes. They're not doing the marketing, they're not doing the bank outreach. This is not difficult stuff to do. It just takes a little bit of time sometimes and then the follow up the rinse and repaint. So if I make same thing. If I connect with. If I send out 20 messages and I get one person response, guess what, that's worth it. It didn't cost me any time. Anything except time. And if you send out 20 letters that's going to cost you 20 bucks. 20, 30 bucks with stamp and pretty in the time to lick it all together to create the print and ink. All we did was just spend a little bit time reaching out to drive engagement and that's the great thing. Now here's the thing you could also do. Let's do this. Let's just, let's. It's everybody's talk is talking about AI right? And let's do I use chatbot is who I like. I'll go chatbot and I'll go open AI GPT 5.0. Okay, can, let's do this. Can you find, Can you find a email address for this contact at Ocean Bank? See if it allows me to do that. Put their LinkedIn profile in there. Look at that. I castaneda@oceanbank.com. They can't pull up the ink but they can find. I can't open LinkedIn from here but here's how to find. Verify his Ocean bank email quickly. There you go. I cast Ivan cast whatever. There you go. Using something like that. Now let's all st. Can you give me a list of real estate hedge funds who are selling non performing notes on residential property across the United States? Nope, it hit an issue. That's. That's a snack. Let's shorten it down. Let's try it again. It doesn't like that. Okay. Doesn't like that answer. All right, that's fine. Can you give me a. Can you give me a list of the most popular websites or note investors. Let's see what it pops up with that. It's having issues. This Morning. It's not working. That's weird. Usually it'll get response in a lot of cases. It worked up there. Let me just try something else. Let's try. Let's go, let's go to. Let's go to Google Gemini, AI mode here. Can you give me a list of hedge funds that are selling non performing notes on residential properties. So see what this says to say. Well look at that. You got maybe a couple sources. Lone Star Funds. All right, so you see what it says. Look, Bank Prospector. It doesn't really connect buyers and sellers. It's not a bad service. It's Distress Pro. I know the guy that started originally been sold off. It's going to help you kind of use, you know, use the Bauer financial quarter reports on LinkedIn which we showed you notes direct. They don't have any notes for sale. That's Eddie Speeds old thing they closed down. That was mostly owner finance notes. Paper stack. We'll talk a little about that. Go through some stuff that they've got available after lunch. Watermark Exchange. My buddy Val used to sell a lot of stuff while the website is still up and operational. They're not really, he's not really selling any non performing. He's actually calling me looking for deals. Okay. So you can look at note brokers, loan exchanges, stuff like that, eh. This is why I like to show you what we're showing you so that you have an idea how to go find the stuff yourself. All right, can you find me an email contact for Ivan Castaneda at Ocean bank who is in charge of their non performing note sales? Let's see what we can do for that. Sometimes they're good, sometimes they're not. I cast nada at Ocean Bank. There's his profile. There you go. Well, I know it's not a bank. There we go. I know it's bank. So there you go. You could use some of this stuff to get rock and roll. And you know what? I think we're at a great stopping point for lunch, ladies and gentlemen. All right. And what I'll do is I'll send an email to Ivan, see what comes back if it goes through and we'll talk about it when we get back from our lunch break. So right now we're breaking for lunch. All right.