My question is do I just need a Warranty Deed and file it with the county?

That's useful if the home warranty repairman wanted to charge you for other relevant repairs along with what the home warranty company would cover.I've had HVAC systems fixed several times with the home warranty.

My heat went out while I had a property manager, they called the home warranty, but didn't follow up and it was more than 10 days before it got fixed.

If someone bids that high, they get the property.A judge will probably look at the validity of your lien before issuing a judgement of foreclosure, even if uncontested.

Thanks for your thoughts @Cassandra Santori - that's certainly a valid point. 

As the landloard of several properties, it seems everytime we get in the black a big ticket repair needs to be made. are there any ways to cut down on these unexpected repairs, such as home repair warranties?

You will be able to find out how and to who the property was transferred (quit claim, tax sale, warranty deed) and find liens. 

You make very valid points. 

The official means to declare TM is  "Abc is Me(tm)" where the (tm) is a superscript.The other is "Abc is Me(r)" also as a superscript.The URL can not contain superscripts, so if it's a valid TM, it needs to be visible on the home page AND well declared on the About Us and/or Contact Us page.Ignore the facebook issue until the legality is resolved. 

Is the lien still valid after 10 years or is it negotiable?