All Forum Posts by: Peter Walther

Hi Peter,

Actually, there was a mortgage with a $60k balance on the property, but I was aware of it and factored it into my bid. Between paying off the mortgage, the auction bid, and some other costs, my total outlay was around $200k for a property valued at about $260k, which I now have rented at $2,400/month.

As for the Clerk’s explanation, there really wasn’t one. When I didn’t get any response from them, I went down to the courthouse myself. Out of about 25 desks, not a single clerk was there; apparently, everyone was working from “home office.” The only person on site, the receptionist, simply acknowledged it was a clear mistake by the attorney, judge, and clerk. To resolve it, I had to file a court claim, which cost me another $2,000 in attorney fees. Just another example of the real costs of government inefficiency.

Hi Peter,

Absolutely, I can share a real-world example. Take a look at Miami-Dade Case 2015-011157-CA-01: in this case, the Certificate of Sale was issued two days after the auction, and the Certificate of Title wasn’t filed until 13 working days after the sale (April 13, 2023). This delay actually caused a major issue, the auction plaintiff tried to amend the final judgment amount, and by mistake, a new Final Judgment was entered for a future auction date after the 10-day window, but before the Certificate of Title was issued. Unfortunately, nobody, from the plaintiff’s attorney to the judge and the clerk, caught the error in time, resulting in significant costs and a lot of back-and-forth to resolve the problem. You’ll find all the details in the case docket.

Also, if you review random Certificates of Title in Miami-Dade for 2023 and 2024, you’ll notice similar delays cropping up, especially since the shift to more remote (“home office”) operations. These procedural inconsistencies have become quite frequent.

Hope this helps!

Indeed, Peter, that’s correct. Just a quick note from my experience in Florida:

1. While Florida Statutes apply statewide, not all counties follow the process to the letter. In busy counties like Miami-Dade, Broward, or Hillsborough, I’ve seen Certificates of Sale issued 3 days after the auction, and Certificates of Title delayed 4 days beyond the standard 10-day period. This can create tricky situations—especially if a redemption challenge comes up after the 10-day window (Where you are then undisputable legal owner) but before the title is issued.

2. You’re also right that objections require a valid legal basis. However, if someone files for redemption, the issuance of the title is automatically put on hold until the court resolves the matter. In some counties, this can mean unexpected delays and additional legal fees before you get access to the property.

Hi Isaiah,

Great question.

First off, it’s important to keep in mind that each state has its own foreclosure laws, and even within the same state, local procedures and timelines can vary depending on the county or the type of foreclosure (judicial, non-judicial, or tax-related).

Foreclosure investing can be a great niche, high returns and low risk if you conduct proper due diligence and understand the legal framework. But to do it successfully, it’s essential to focus on a specific market, study its behavior over time, and become familiar with its unique legal and operational processes. That’s how you reduce surprises.

As for redemption periods, yes, states like Iowa or Alabama have relatively long redemption periods, sometimes several years. During this time, the previous owner can redeem the property by repaying what you paid at auction (plus interest, fees, and sometimes penalties), meaning you wouldn’t receive full title or possession rights until the period expires.

By contrast, in a state like Florida, where I specialize, the redemption period after a foreclosure auction is only 10 days. Once those 10 days pass, the court issues a Certificate of Title, and the property is legally yours, free and clear of that redemption risk.

Hope this helps. 

 Peter, I want to be sure I understand what you are saying, and let us keep in mind that all I want is to transfer my own home to a Sylvia Castellanos Living Trust.  I think you are saying that I can  have a deed prepared for that transfer that will identify me, as the grantor, as Sylvia Castellanos, a single woman, F/K/A/ Sylvia Castellanos Asturias, a married woman.  The point is, if I understand you correctly, that I don't need to go to a lawyer to prepare a new deed changing the name to Sylvia Castellanos, and  only after I have that then prepare yet another deed to transfer the property to the trust.  Do I understand you correctly?

Mary Smith a single woman (if that is indeed her current status) F/K/A (formerly known as) Mary Jones, a married woman.



Mary Smith a single woman (if that is indeed her current status) F/K/A (formerly known as) Mary Jones, a married woman.

 Correct, it would get recorded with the County Recorder. If you have a title company or attorney draft it for you, they can typically get it recorded for you as well.

 Correct, it would get recorded with the County Recorder. If you have a title company or attorney draft it for you, they can typically get it recorded for you as well.