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All Forum Posts by: Justin Harding

Justin Harding has started 2 posts and replied 7 times.

Post: Acquiring Cook County Delinquincy lists

Justin HardingPosted
  • Flipper/Rehabber
  • Chicago, IL
  • Posts 7
  • Votes 0
Originally posted by @Christopher Boyle:

@Justin Harding - I did some groundwork on the tax delinquency list for Cook County earlier this year.  They only release the tax delinquency list to the public (for a fee) after all properties have been finalized to proceed to tax sale for that year.  Here's the link for the 2019 sale. I tried to work around this by contacting the local villages I'm interested in directly, and came up short. 

I don't know if there is an opportunity to purchase these properties after the list is released, and before the sale, so would be curious if you find that to be a viable strategy.

 Thanks for the info Christopher

Post: Acquiring Cook County Delinquincy lists

Justin HardingPosted
  • Flipper/Rehabber
  • Chicago, IL
  • Posts 7
  • Votes 0
Originally posted by @May Emery:

@Justin Harding The lists you are after certainly have great potential to contact motivated sellers. However, you could be wasting time chasing down what will probably be small lists while you could be working other avenues. If you take @Peter Halliday's advise of working another list, you might work with a list broker to find some alternatives.

The Owners with Low Financial Stability Scores (FSS) has people who are likely to be struggling financially. You will probably get a lot of the same people you are trying to get from the county as well as others who haven't gotten to that spot yet. Most of the people won't be on the lists that your competitors are sending to.

 Thanks for the advice. How would you suggest/what is the best way that I go about acquiring an FSS list for Cook County? What is the criteria for such a list?

Post: Acquiring Cook County Delinquincy lists

Justin HardingPosted
  • Flipper/Rehabber
  • Chicago, IL
  • Posts 7
  • Votes 0
Originally posted by @Matthew Olszak:
Originally posted by @Justin Harding:

Hello,

I'm a newer investor and went down to Cook County RofD and Treasurer office (on clark in the loop) to get eviction, water shutoff and property tax delinquency listing. I started at the FOIA office and was shuffled around and sent from office to office and was essentially met with a bureaucratic stiff arm...I was told to go to 333 s state for water shutoff (which when I went they said they don't have such things) passed off between rooms and people for the other two lists without yielding anything. I'm wondering if anyone out there knows the most efficient way to go about acquiring these in digital .pdf form (preferably) with the least amount of hassle.

Thanks for any help.

Evictions - FOIA to the County Sheriff

Water shutoff - FOIA to City Water Department

Tax list - FOIA to the County Treasurer

Expect to wait a month or more to get a response. Your request has to follow the law as far as what info is included. If its too wide in range the departments may request a fee. Nobody at the offices/desks will be able to help you with this, you have to email or mail the FOIA officer for each department. Most of the time they can respond in the format you request (IE xlsx, pdf, etc).

 Hey Matthew, thanks for the information. I actually made a FOIA request directly to City Water and was emailed back with:

RE: 19-FR-282

Dear Mr. Harding,

On behalf of the City of Chicago Department of Water Management, I am responding to your Freedom of Information Act (“FOIA”) request received in our office on March 21, 2019 for the following:

“I am requesting a list (preferably an electronic spreadsheet) of all water shutoffs for the city of Chicago for the past six months.”

The City of Chicago Department of Water Management has no responsive documents to this request.

Please note that the Freedom of Information Act (“FOIA”) requires the City to produce documents. See 5 ILCS 140/3(a) (“Each public body shall make available to any person for inspection or copying all public records, except as otherwise provided in section 7 of this Act.”). FOIA does not require the public body to provide answers to questions or create documents. In fact, 5 ILCS 140/3.3 provides that FOIA “is not intended to compel public bodies to interpret or advise requesters as to the meaning or significance of the public records.” In Kenyon v. Garrels, 184 Ill. App. 3d 28 (4th Dist. 1989), the Illinois Appellate Court noted that FOIA “does not compel the agency to provide answers to questions posed by the inquirer.”

Additionally, the information you are requesting is expressly exempt from FOIA pursuant to 5 ILCS 140/7(1)(b).

Specifically, 5 ILCS 140/7(1)(b) exempts from disclosure “private information.” Private information is defined in 5 ILCS 140/2(c-5) as “unique identifiers, including a person’s social security number, driver’s license number, employee identification number, biometric identifiers, personal financial information, passwords or other access codes, medical records, home or personal telephone numbers, and personal email addresses. Private information also includes home address and personal license plates, except as otherwise provided by law or when compiled without possibility of attribution to any person.”

To the extent that your FOIA request has been denied, you have the right to have a denial reviewed by the Public Access Counselor (PAC) at the Office of the Illinois Attorney General, 500 S. 2nd Street, Springfield, Illinois 62706, . You also have the right to seek judicial review of your denial by filing a lawsuit in Cook County Circuit Court.

What's your take? What did I do wrong? 

Post: Acquiring Cook County Delinquincy lists

Justin HardingPosted
  • Flipper/Rehabber
  • Chicago, IL
  • Posts 7
  • Votes 0

@Sheila Lewis Thanks for the info

Post: Acquiring Cook County Delinquincy lists

Justin HardingPosted
  • Flipper/Rehabber
  • Chicago, IL
  • Posts 7
  • Votes 0
Originally posted by @Peter Halliday:

So, I'll try to add in what I know to save some people some time and money.  I got interested like many as an investment technique and maybe even acquire some properties.  After calling one of the top buyers in Cook County he laid it all out.  

The vast majority of the certificates are bid on by a handful of investors.  They buy millions of dollars in properties. They bid 0%, and because a bunch of them do this their strategy isn't about making money on the interest if they are paid off.  Their strategy is to get some of the certificates and either foreclose and go to market, or usually to market to investors to buy the certificates.

What I recommend is a different use of these lists.  Either you market to the properties before the sale to try to purchase them (Maybe looking for out of state owners).  Or use them to cross reference other lists to find more desperation for marketing.  

Another option is to market to those that buy the certificates (you can get this list through a FOIA request), and try to buy certificates.  Most of the buyers do not want to go to market with the properties.  They simply want to cash out.

Other areas in Illinois are different, so if you want a return, then I'd focus outside of the collar counties.  

 Peter, thank you for the information. I'll look into it.

Post: Acquiring Cook County Delinquincy lists

Justin HardingPosted
  • Flipper/Rehabber
  • Chicago, IL
  • Posts 7
  • Votes 0

Hello,

I'm a newer investor and went down to Cook County RofD and Treasurer office (on clark in the loop) to get eviction, water shutoff and property tax delinquency listing. I started at the FOIA office and was shuffled around and sent from office to office and was essentially met with a bureaucratic stiff arm...I was told to go to 333 s state for water shutoff (which when I went they said they don't have such things) passed off between rooms and people for the other two lists without yielding anything. I'm wondering if anyone out there knows the most efficient way to go about acquiring these in digital .pdf form (preferably) with the least amount of hassle.

Thanks for any help.

Post: Chicago Delinquency lists

Justin HardingPosted
  • Flipper/Rehabber
  • Chicago, IL
  • Posts 7
  • Votes 0

Heya,

I'm a newer investor and went down to Cook County RofD and Treasurer office (on clark in the loop) to get eviction, water shutoff and property tax delinquency listing. I was met with a bureaucratic stiff arm...I was told to go to 333 s state for water shutoff passed and off between rooms and people for the other two lists without yielding anything. I'm wondering if anyone out there knows the most efficient way to go about acquiring these in digital .pdf form with the least amount of hassle.

Thanks for any help.