All Forum Posts by: Karen D. Schiano

Thank you all for your replies.  Very helpful.

I am about to foreclose tax liens on two adjacent Navajo Co Arizona land parcels owned by the same person.  Can anyone tell me if I will need to send separate Notice of Intent to File Foreclosure Actions or if I can list both parcels on the same Intent to File and, then, if not redeemed, Foreclosure Action?  Thanks

Thanks so much for the suggestions everybody!

Hi, Could someone please recommend a good, accurate people search engine for finding CURRENT addresses and phones of people when foreclosing on tax lien properties?  Also that has accurate information on relatives with their names, addresses, and phone numbers when property owners in default are deceased?  I'm fairly new to tax lien investing but I've used several free services that were very outdated and inaccurate with their information, however, with much delving I was able to locate relatives of the deceased and initiate foreclosures in a past year.  I only have a few tax liens, this is not my primary business, vacant land in Navajo County, so I don't foreclose frequently and don't need an ongoing monthly service, a one time per year monthly access check for multiple property owners (about a dozen)  would work for me.  What do other tax lien investors use?  Thanks, Tea

@ Jerry K   if you would, could I possibly see one of the foreclosure letters if you have one (deleting names, etc  if not public court records) with the added  invitation to contact if no intent to redeem?  to see the wording.....  I'm not able to put any email or phone here so don't know how you could send that except to say I go by Tea Schiano and you could find me on my  Facebook  artist page  Tea Schiano Aritist  gives contact and can also private message there if it is OK to give that info here.  

  If you don't have or want to send a sample,  could you give me the name and contact for your attorney that you use for tax lien foreclosures in Arizona (Navajo County if you've foreclosed there) ?  Don't know if that's ok to give here either? I can do a consultation then.  

I'm also wondering how often you get owners that aren't going to redeem taking up the offer?   I'd think they would but right now I'm having trouble finding next of kin names and mailing because other relative says the siblings don't want to be bothered with deceased remote low value land or even getting notification I have to give to move forward and foreclose.  Thanks for all our help.

@Roman M.  No I posted that I am not contacting them until it's permissible by what the county says.   I think my prolongued exploration of it shows I do not want to do anything against rules or I would just do it and not care.   Jerry K. verified that his attorney gives the option to contact if not redeeming  in AZ in the foreclosure letter as permissible at that point,, which is what I wanted to do in the first place.  I don't know what makes you think I am going to go against county, I'm just saying it isn't a statute and wasn't clear because Apache county says it's permissible and Navajo county only when redemption period is up and  state statues are across counties so it presented a conflict.  Thanks, have a nice day.

@Roman M.  Thanks for the response.  Right doesn't mean prohibited, and that was the question as another person here had pointed out.  It's really not clear to me from reading that that it isn't prohibited but saying you don't have a right to go up and say I have a tax lien, I have a right to talk to you (and harass to pay).......There are a lot of people who think when they are buying a lien they are buying the property and have a right to be on it and talk to owner according to the county.  I have no right to make them sell but to make an offer so if they aren't going to redeem?, that is not clear to me, anyway I'm going to go with the word that I can make that offer to purchase with the foreclosure letter as @Jerry K said his lawyer does  if they are not going to redeem so they can at least get the filing fees and we all bypass foreclosure.  Thanks so much!

I'm sure it's a lot different in Maryland where possibly you are talking about properties with residences, they probably redeem after foreclosure, but here in Navajo County where it's remote, off grid raw land, they almost never redeem once in foreclosure, because they can't afford the $200. in back taxes and/or just don't want the property they bought sight unseen and don't know how to sell it, let alone the $2000. attorney fees to redeem a property that is sometimes only worth $2000. which is the reason so many foreclose themselves on raw remote land here for a total of $300. in court costs and associated expenses.  I'm not investing in houses in communities in Navajo county with 6 digit price tags, but in raw land with 4 - barely 5 digits at most.    I'm from NJ 40 years ago and it is a completely different ball game out there  and the southwest in many areas is still the wild, wild west.  Outhouses are still legal in NM! (but not Arizona) for example.

@Jerry K.  Thanks for info about assigning the certificate.  So nice that you are willing to give your experiences and help newbies who have to start somewhere.  The foreclosure questions about who pays the legal fees weren't mine, I'm not sure why that was inserted into a response to my questions, but if they were someone else's I certainly would tell them what's in the superior court tax lien foreclosure self help packets.  The counties have these self help foreclosure packets here in northern Arizona for a reason:  the low market value of the lands as you know if you invest in Navajo county.

@Ned Carey LLC on certificates as an added name because I chose not to get an EIN for reasons was not needed for reason I have the LLC for in NM and just complicated filing for my one person practice. I put it on the certificate because when I go to foreclose I was going to bring it in the name of the LLC so it could have ownership then since the county wouldn't assign a separate investor identity until I found I couldn't represent the LLC. In one state I saw that a sole member LLC could be represented by the sole member is where that came from but did not say so in AZ. Assign it to the LLC like you said, and thought showing it's involvement from the start would give a trail as to LLC's right to foreclose................that said and done, There will be no financing on Navajo county remote properties, it is cash or owner (me) financing. None of the remote raw land properties, which are being flipped for so little, which is most in northern Navajo properties, which sit vacant are financed other than by owner that I have seen. They don't have title insurance. I have I've tracked sales and properties are selling in 5 days in this manner when the terms or price are low enough, I lost some in one day I wanted because I was doing due diligence before I started now with tax liens and talked to one of the investors who does this so I am not concerned about that, thanks. They sell land with primarily quit claim deeds and special warranty deeds, some warranty deeds. I do not know about real estate law and that's why I am here. I know about other matters and pursued a lawsuit against a veterinarian who received gross neglect charges and a small fine of $5,000. in a 5 day hearing. The DA then took it for him taking the equine drugs and using them himself and being exposed by a witness as to being too drugged up to get out of his chair andleaving the horse to suffer with no drugs and then also diverting a slew of drugs throughout the years selling them on the streets which came out in the hearing. So I call that a pretty good win but that has nothing to do with this, clearly I'm not a lawyer and I don't know real estate law and that's why I'm here and so glad you are all willing to give your knowledge and advice. but that question at Jerry K. is not mine. I have read foreclosure proceedings and I know the redeeming party has to pay legal fees once a foreclosure started. Actually looked and LLC is not on the W-9 I submitted because I first was not using the LLC but buying for my own personal property to keep if went to foreclosure so that parts clear and tax liens were purchased from my personal count so the additional name of the LLC probably means nothing.....thanks for taking the time to explain things.