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When you do a title search basically what you are looking for is Marketable Title. Marketable title is really the absence of liens and clouds, the absence of IRS liens, and the absence of missing links in the chain of title.
Missing links in the chain of title could be for example when the original a person owned a property for 40 years and then passed away and his kids started paying the taxes and eventually they want to sell the property. Well if there was no probate or no will or anything like that, then there is no indication of who should receive this property. It might be that the deceased’s will was to give it to his church. It might be that he mentioned to somebody, “You know what, when I die you’ll get this property,†and this person might even have a witness. Nobody can prove anything and the only solution here is to have the heirs go through a probate procedure to clear the title. For that you or they will most likely need to hire an attorney and it will take a few months.
If you invest in such a property through a Tax Lien Sale, or buy the actual property at a Tax Deed Sale you don’t have to worry about that, on the contrary, if you find information prior to the auction that shows such an issue existing it is a Sign indicating to you that is property is more likely to go all the way to tax Lien foreclosure or all the way to the Tax Deed sale. If your investment strategy is to get the actual property, then that is a property you WANT to focus on.
Now just as a side note. Even if you buy Tax Delinquent Properties directly from the long time owners, some of my best deals came from situations like that. I bought a property in Florida where I paid for the Probate procedures having a written, legally binding commitment from the heirs to sell that property to me for around $350.00 after the probate was through. The probate cost me $2500.00 for a total cost of purchase of $2,850.00. Days later I sold the property for just under $30,000.00 CASH.
Probate issues do come up in the Tax Delinquent Property arena, but it’s usually quite easy to fix them. Most sellers were smart enough to buy a piece of land or a property or a house and take title as what is called joint tenants with right of survivorship. It means very simply that if there are two people on the deed and one of them passes away, the other one automatically owns 100% of the property. All that is needed to get the deceased party off title is to record a death certificate. But if a death certificate is not recorded, then the county does not know that that person has passed away, so therefore if the widow now wants to sell this piece of property, then there’s a cloud on title. If you buy it from her, you’re not going to have a clear title to sell until her spouse’s death certificate is recorded.
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Unless you were hiding inside caves or living in the so-called dream-world, you must have heard about the slowdown in real estate markets worldwide. And just as with any other hyped-up bull market, a lot of people who had bet that prices would rise forever are getting surprises. Nevertheless, buying real estate is an investment and buying during the dips - while prices are falling - can lead to gains over time. Find some hot listings.
But remember, investing in real estate is quite unlike buying stocks. The racks at book shops, TV Shows, Corporate Handouts, and Internet Web Portals or Blogs may be overflowing with books and ideas insisting that many are making their fortunes in real estate, but the truth is, compared with stocks, real estate is a complex, multi-dimensional investment. So, if you have to buy a new home to live-in and can afford it, just buy - whether the market is up or down. Property ownership is the best overall investment, and when you look at the complete picture, it is true - there are many tax and financial advantages to owning a home, and most properties do tend to appreciate over the longer term.
But the idea of real estate investment returns should consider major property buying drivers like cost, location, condition, rental value and choice. The bottom-line is, investment property is a piece of real estate that generates income - more income than it costs to own and maintain. Whether it is a beach condo or office space, the biggest consideration is income from it must exceed the cost. The cost includes everything: loan payments, taxes, upkeep, utilities, etc.
The buying decision is not fully dependent on whether the real estate market is up or down. If you want to make a stock market type investment in real estate, consider investing in real estate mutual funds or trusts. There are many realty funds now available to Indian Investors, and as they always advise, do read the offer documents before investing!
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If you like to deal with people, then real estate investing is a great career for you. As an investor, you should be able to "crunch the numbers" with the best of them, of course, but real estate investment is really about "people skills." After all, you'll be dealing with lenders, real estate agents, tenants, mortgage brokers, and others. The real estate "game" is all about negotiating expertly with others. In fact, the best investors love being a player in the negotiation game. It's part of the excitement and thrill of a wonderful profession. But with every thrill comes a "downside";e.g., cranky tenants, unexpected vacancies, plumbing leaks, etc. So, you have to be tough enough to handle physical property problems and human feelings. So, if you have that combination of tact and toughness--or are willing to develop it--then real estate investing is definitely a career for you.
So, my advice is to take a long, hard honest look at yourself and the questions I just posed. If, after due consideration, you answer "Yes!" to all three questions, then--congratulations!--you have a wonderful real estate investment future ahead of you!
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