Not finding any tax liens only deeds

[Sean Dotson]

Granted I am a newbie at this and just starting all my research on the subject (so be gentle).  I sold a business and have some capital to invest and I love doing research.  So this seems like an interesting "job" to do in my off time since I'm "unemployed".

I have searched several counties near me and I keep finding tax deed sales but no tax lien sales.  Am I looking in the wrong spot?  For example this is the latest section for Manatee County.  Notice they are all deed sales.

I think I'd like to dip my toes in with liens vs deeds.  But maybe I'm wrong there?

https://www.manatee.realforecl...

[Bruce Lynn]

@Sean Dotson Don't know about your county/city.   There were lots of phone numbers on that link.   In my area can be monthly/quarterly/2x year/yearly...or just whenever they feel like they have enough properties to have a sale.  I'm guessing FL operates much the same.  Plus I think Covid threw off a lot of things...from the lawsuits, to people being in the office etc.

While you would think there are a lot of standard procedures and same law applies all over the state, I find this less than true.  I almost say they all operate almost independently and use the laws as a guideline or a starting point.  And then just when you think you got it figured out, they will change it.  You also have maybe 3 or more government agencies involved....often appraisal district, tax assessor, some judicial court, and sheriffs department...people change, their interpretation of the law changes, who's in control sometimes changes....so it can be a bit of a mess and a challenge.

While some stuff is getting online, I'd say much of it is NOT online.  Often much more of an in person thing.   While in this case I think you can call a number and get some basic info, almost always I tell people, never ever call one of these organizations for info.  Same with code enforcement or building permit department.   It is an IN PERSON system.  Typically you'll get more information, better information, and more complete information if you go in person.

Three more things I advise....and I know nothing of the Florida system.   #1.  Go to 2-3 sales first before you ever bid.  Learn their system.  See what others bid....network like crazy while you are there.  Ask lots of questions.  Why did you buy that, what are you going to do with that, have you bought before, what do you think it's worth, etc?   Find the people who know what they're doing and watch them like a hawk.  There will be lots of amateurs and stay away from them.   #2.  Don't bid on anything you haven't inspected and seen personally.   Lots of junk out there.  Since you are an online person, you probably think google street view for example is your friend.  It's not.  It can save you some time perhaps by eliminating properties, but there is nothing like seeing it.   There are several tax sale experts on this forum and as far as I know every one of them inspects each property they plan to bid on...and don't buy anything sight/site unseen.  You can get lucky, but you can also get severely unlucky.   #3....Don't know her, never met her, never been to one of her classes, but before I would ever buy anything at tax sale in florida I would find Sandra Edmonds and go to one of her classes.

Tax sales sound easy and fun, but it is work with lots of risks. Looks a lot easier than it is. Know your stuff before you buy. At almost ever sale the veterans watch some newbie get into trouble. Often (but not always) they get warned....hey that's in the flood zone, hey there's no utilities there...hey you're buying a partial interest....hey that house is occupied....you know you're just buying the mobile and not the land right? ....hey that property is landlocked...hey that property is in a development with $1200/year HOA dues and 1000 other lots for sale...hey you could buy a better lot for less money on MLS and get title insurance....and on and on and on...and they keep bidding. Know what your exit strategy is.....know your redemption periods if any...know your states challenge rules if any....know how fast you can evict or how fast you can get title insurance....no title insurance and it will be tough to resell. Many places it is 2-4 years before you can resell...so be prepared to pay insurance and taxes during that timeframe.