All Forum Posts by: Abdenour Achab

>  3) Once Trump starts running the presidency from prison and there is nobody minding the store in the White House, if my buyers are caught partying in the Lincoln Bedroom, will they

>  3.a) Be arrested and charged with burglary?

Oops ... I mean to ask will they be arrested and charged with breaking and entering.

I want to sell the White House to two acquaintances (husband and wife). Since I am not 100% sure that I actually do own the White House, I want to use a Quit Claim Deed to make sure I am not doing anything illegal.

My questions:

1) Where can I find an example of a Washington DC Quit Claim Deed?

2) Where can I find the legal description of the White House?

3) Once Trump starts running the presidency from prison and there is nobody minding the store in the White House, if my buyers are caught partying in the Lincoln Bedroom, will they

   3.a) Be arrested and charged with burglary?

   3.b) Be arrested and charged with trespassing?

   3.c) Not be arrested at all (based on the color of title that my QCD will have provided to them), and will Trump have to evict them after proving to the court that my buyers don't actually have title to the White House?

4) How would the answers to 3) change if the White House was located in Arizona instead of Washington DC?

I chose Tucson, Arizona as the location since Question 4 is really the most important to me.

Oops ... I didn't include the link to the YouTube video in my first reply. Let's try this again. If you don't see a video below, go to YouTube, and look for a a 22 minute video titled "Foreclosing on a Tax Lien" in the "Arizona CourtHelp" channel. An attorney explains the process in that video.

@Will Sifert, here is a brief description of the foreclosure process in Arizona: 

Thank you all for chiming in.

@Will Sifert, here is a brief description of the foreclosure process in Arizona:

@Chris Brevik, I am not going to ask the county treasurer's staff as I suspect they know the generic stuff (such as waiting three years after the lien on the property was first brought to sale), but not the nuances about whether or not one is allowed to mail notices 6 to 7 weeks before the expiration of the 3 years redemption period.

I have read once in an internet forum than one investor got fined $200 per contact after he sent mass mailing to many owners before the expiration of the redemption period. If I remember correctly, the state was Missouri. Hence my concern and the original question in the forum. But I am only going to contact two homeowners. So, even if that ends up being a seminar for me, it won't be an expensive one.

@Jerry K., I have never actually foreclosed on a tax lien in Arizona. Not on my own. Not using an attorney. But I did follow, in 2020, what you recommended: I had an attorney send out the mailings for two property owners. His assistant sent me copies of the mailings. And I have mastered the Monkey See Monkey Do technique.

I plan to do the mailings for two homeowners ASAP after January 1, 2024. I will update the thread if I find out anything about whether:

A) There is any penalty for contacting the homeowners before the expiration of the redemption period.

B) My lawyer accepts to use my mailing(s) as a starting point.

C) If my lawyer decides to re-do the mailings himself, whether that's because I sent them before the expiration of the redemption period, for another reason, or for both reasons.

I own two tax lien certificates in an Arizona county for which the three year redemption period will end in February 2024. My plan is the following:

1) Send the the 30 day Notice to Foreclose on my own.

2) Try to locate and contact the owners on my own to remind them to redeem the property or, in the alternative, deed it to me for dirt cheap, subject to the tax lien.

3) If either property remains unredeemed and not deeded to me after some TBD date in the first half of 2024, ask my lawyer to start the foreclosure on it.

What happens if I send the 30 day Notices on January 1, 2024, notifying them of my intent to start foreclosure "on or after March 1, 2024"? Would that enable my lawyer to start the foreclosure process, if need be, any time between March 1, 2024 and July 1, 2024? Or does the 30 day notice need to be sent AFTER the expiration of the redemption period in order to be effective?

Thanks Ned for suggesting New Jersey. If I remember correctly, the 16% Solution book advised its readers to stay away from New Jersey, as the state had, in it's past, a wild west type of industrialization, and many plots of land have environmental contamination. If I understood correctly what I read recently about environmental contamination, owners of single family houses don't have to worry about huge fines from the EPA. But I would still rather avoid New Jersey, as the laws can change in the future. Besides the potential liability from renting out such houses, which could make them worthless or at the very least worth less.

I like the fact that Arizona is an interest rate bid down state. However, in my experience, as soon as the deadbeat owners of the worthwhile houses receives the 30 day notice of intent to foreclose, they redeem their property. I don't like that.

I like the fact that in South Carolina, if I understand that state correctly, you don't need to send the owners a notice of intent to foreclose. After one year (I believe) goes by without redemption, the treasurer sends you a tax deed. However, I don't like the fact that you have to bid up the purchase price.

Which Tax Lien States, if any, are BOTH Interest Rate Bid Down AND No Foreclosure Required?

I want to prepare a Warranty Deed to one of my LLCs, to be signed by an Arizona partnership. I am looking for examples of such deeds signed by partnerships. 

I know that I can go to https://www.thecountyrecorder.com/Default.aspx , select an Arizona county, click on Search Document, select WARRANTY DEED as the Document type, and click on the Execute Search button. But, since the vast majority of warranty deeds are NOT exectuted by partnerships, that might turn out to be a very time consuming manual process.

Is there an easier way to find examples of such deeds?

First, is there a probate forum at BiggerPockets.com? I couldn't find one. It seems to me that probate investing is a whole strategy on its own, and deserves its own forum in Real Estate Investing Strategies.

I have a lead on a property in Arizona owned by PGF Partnership. One of the guys in the partnership, GDP (as in Gross Domestic Product), died a couple of years ago, and a personal representative, MLG was appointed in Pima county, Arizona, two years ago. I have the probate case number. I have the mailing address of PGF Parnership (a PO Box), and the mail from that PO Box does get picked up.

I want to acquire the property from PGF Partnership and/or acquire as much as possible of the PFG Parnership interests. I plan to send a letter to the PGF parnership, try to locate MLG and, if I manage to locate her, ask her who owns what. But, before doing that, to make sure nobody involved sells me the Brooklyn Bridge (I heard it needs a coat of paint, which I am not willing to do), I want to research the probate records to get an idea of who owns what from court records.

When I googled Pima county probate records search, the first result is https://www.jp.pima.gov/CaseSe... . None of the other search results seemed useful to me. For example, I entered the probate case number at https://apps.supremecourt.az.g... , and the site returned a Not Found message. The probate court is at https://www.sc.pima.gov/judges... , but I don't see a link for case search.

As you can see, in the Search By Case Number,  The case number should start with 'CR', 'CV', or 'TR'.
My probate case number starts with a PB.

I am in California, and would rather not go to Tucson in person. I would consider it though if I can't find a lower cost option.

How do I search probate records in Pima County, Arizona (aka Tucson)? Ideally remotely. If not, in person, by showing up at the court.

At a minimum, I would like to get MLG's address and phone number from the records instead of an internet search. But I also really want is to know what the interest of GDP was in the PGF Partnership, who inherited what percentage of that interest, the PGF Parnership documents, and who else, besides GDP's heirs, owns what interest in the Partnership. That way, when I contact the partnerhip itself, I would get a sense of whether whoever I am talking to is telling me the truth or trying to sell me the unpainted Brooklyn Bridge.

Thank @David McAlister for the suggestion. Actually, after I initially asked my question in this forum, I found a company that does perform the initial half of Phase 1. Everything except a walkthrough. So, I ordered one of their packages, which came with several reports, none of which showed a red flag.

What I don't know yet is whether or not, having ordered those reports, I satisfy EPA's "All Appropriate Inquiries" rule. Since the property is fenced, the above is really the best I can do without breaking and entering. But I suspect EPA didn't design a special rule for tax lien and foreclosure investors, who are limited in the due diligence they can legally perform.