Trust Deeds?

[Anthony Yannucci]

I have a motivated seller whose property is up for a tax sale.  He claims to be the owner but he is not the owner on record with the county.  He says he is a real estate broker and that he obtained a quit claim deed from the owners on record via a Trust deed but that he did not file it with the county.

I do not know much about a trust deed.  My questions are:

1. What is a trust deed and how does it work?

2. Why didn't this guy record his deed with the county...is that illegal?

3. Can I purchase the property through him, pay off the taxes and claim the property?  Or is this guy scamming me?

4.  Wouldn't he have to record the deed before I purchase it from him?  Then, wouldn't he have to pay the taxes then?

Side note--what seems weird is he wants to stay in the house, rent it back from me, and he told me he would pay off the taxes.  Why not just pay the taxes, stay in the home and sell it for top dollar?  He did tell me he is going through a divorce and needs $$, but is this way his best option?

Thanks for any help on this one!