The Curative Title Deal Playbook
A stupid-simple, step-by-step system for finding and closing curative title deals. Follow these steps in order. Don't skip ahead.
This is the actual workflow. Whether you use spreadsheets or software like LienSuite to track deals, this playbook teaches you how to FIND and CLOSE them.
Find Your Leads
Where distressed properties come from
Curative title deals start with tax-delinquent property lists. These are public records showing properties with unpaid taxes. Here's how to get them:
Get Lists From County Tax Offices
Every county tax assessor publishes delinquent tax lists. Call them or check their website.
Texas Counties:
- Harris County Tax Office
- Dallas County Tax Office
- Bexar County (San Antonio)
- Travis County (Austin)
- Or search:
[County Name] Texas tax assessor delinquent list
Florida Counties:
- Miami-Dade Tax Collector
- Orange County (Orlando)
- Hillsborough County (Tampa)
- Or search:
[County Name] Florida tax collector delinquent
What You're Looking For
- Properties 2+ years tax delinquent (more distressed = more motivated)
- Heir property signals (multiple owners, estate, deceased owner)
- Long ownership tenure (10+ years = more likely to have title issues)
- Properties approaching tax sale date
Next Action: Get a list of 20-50 tax-delinquent properties in your target county. Track them in a spreadsheet or import them into LienSuite.
Research Each Property
Understand what you're dealing with before you reach out
Before contacting anyone, you need to understand: Who owns it? What's the title situation? Is it worth pursuing?
Check the County Appraisal District (CAD)
This tells you: current owner name, mailing address, property value, tax status, and exemptions.
Florida Property Appraiser:
Check County Clerk / Deed Records
This tells you: chain of ownership, recorded liens, mortgages, judgments, and any lis pendens.
- Harris County Clerk Records
- Dallas County Clerk Records
- Or search:
[County] Texas county clerk records search
What You're Looking For
- Who is the current owner of record?
- Are there multiple owners (heir property)?
- Is the owner deceased? Was probate filed?
- Are there liens or judgments that need to be cleared?
- What's the property worth vs. what's owed?
Next Action: For each lead, write down: Owner name(s), mailing address, estimated value, total taxes owed, and any title issues you found.
Skip Trace the Owners
Find phone numbers and current addresses
The mailing address on county records is often outdated. You need current contact info. This is called "skip tracing."
Skip Tracing Tools
For Heir Property: Finding All Heirs
If the owner is deceased and there are multiple heirs, you need to find ALL of them.
- Start with the deceased owner's name in skip trace tools
- Look for "relatives" or "associates" — these are often heirs
- Check obituaries: Legacy.com, FindAGrave.com
- Check probate records for named heirs
- Use FamilySearch.org (free) for family trees
What You Need to Find
- Current phone number(s) — cell preferred
- Current mailing address
- Email address (if available)
- Names of all heirs (for heir property)
Next Action: Skip trace your top 10 leads. Get at least a phone number and current address for each.
Contact the Owners
Reach out and start a conversation
This is where deals happen. You need to make contact and build trust. Most deals take 5-8 touches before someone responds.
The Multi-Touch Outreach System
Sample Phone Script
For Heir Property: Contact ALL Heirs
One heir can't sell the whole property without the others agreeing. Start with whoever responds first, then ask them to help you connect with other family members.
Next Action: Send your first batch of letters. Schedule follow-up calls. Log every contact attempt with the outcome.
Negotiate the Deal
Structure an offer that works for everyone
Once someone is interested in selling, you need to structure a deal. Your goal: buy at a price that gives you margin after fixing the title.
Deal Math (Simple Version)
After Repair Value (ARV): $100,000
Minus repair costs: -$10,000
Minus title cure costs: -$5,000
Minus back taxes: -$8,000
Minus your profit (20-30%): -$20,000
= $57,000 max offer to seller
Common Deal Structures
1. Cash Purchase
You pay cash, they sign a deed. Simplest structure.
2. Pay Back Taxes + Small Amount to Owner
You pay off their taxes ($8k) plus give them $5k cash. They walk away happy, you get a property worth $100k.
3. Heir Buyouts (One at a Time)
For heir property, buy out each heir's fractional interest separately. Get quitclaim deeds from each heir.
Never Do This
- Never pay full price without title insurance
- Never close without understanding all liens
- Never promise what you can't deliver
- Never pressure someone to sell — it backfires
Next Action: Run your deal math. Make an offer. If they counter, negotiate.
Close the Deal & Cure the Title
Execute the transaction and clear any title issues
Once you have a signed agreement, you need to close the transaction and cure any title issues so you can sell or hold the property.
Execute the Purchase
- Get a signed Purchase Agreement or Deed from the seller(s)
- Use a title company or real estate attorney for closing
- Pay off any liens or back taxes at closing
- Record the deed with the county clerk
Cure Title Issues (If Needed)
For Heir Property:
Get quitclaim deeds from all heirs. File an Affidavit of Heirship if no probate was filed. May need a Quiet Title Action if heirs can't all be found.
For Tax Sale Properties:
Wait out the redemption period (6 months or 2 years in Texas). File a Quiet Title Action to clean up the title.
For Properties with Liens:
Pay off the lien at closing, negotiate a release with the creditor, or file Quiet Title to remove expired liens.
Finding a Quiet Title Attorney
For complex title issues, you'll need a real estate attorney. Expect $1,500-$5,000 for uncontested quiet title.
- Ask other investors for referrals
- Search:
[City] quiet title attorney - Texas State Bar - Find a Lawyer
- Florida Bar - Find a Lawyer
You're Done When:
- Deed is recorded in your name (or your LLC)
- All back taxes are paid
- Title company will issue title insurance
- You can sell or refinance the property
The Stupid Simple Summary
- 1.Find leads — Get tax-delinquent lists from counties
- 2.Research — Check county records for ownership, liens, title issues
- 3.Skip trace — Find phone numbers and addresses
- 4.Contact — Mail, call, text, door knock. 5-8 touches minimum.
- 5.Negotiate — Make an offer that gives you margin
- 6.Close & cure — Execute the deal, fix the title, get insurance
Track Your Deals Without Losing Any
LienSuite is built for curative title investors. Track every case, every contact attempt, every next action. Never lose a deal to a forgotten follow-up.