Articles
Articles for finding motivated sellers.
Plain-English guides for wholesalers, agents and fix-and-flip investors: public-record leads, list stacking, state-by-state tax sales and reaching owners the right way.
County guides · newest
Maricopa County tax delinquent list, tax lien sale and foreclosure leads (Phoenix, 2026)
How Maricopa County property tax becomes delinquent, how the February tax lien sale and three-year redemption work, where foreclosure and trustee sale notices come from, and how to search Maricopa County probate and property records.
Read the guide · 2 min →
County guidesCook County tax delinquent list, tax sale and foreclosure leads (Chicago, 2026)
How the Cook County tax delinquent list, annual tax sale and scavenger sale work, where foreclosure and sheriff judicial sales come from, how to search Cook County probate and property records, and how investors use them.Oct 18, 2026 · 3 min read
County guidesHarris County tax delinquent list, foreclosures and probate leads (Houston, 2026)
Where to find the Harris County tax delinquent list and delinquent tax roll, how Texas tax sales and first-Tuesday foreclosure sales work, how to search Harris County probate and property records, and how investors turn them into motivated-seller leads.Oct 17, 2026 · 3 min read
Deal analysisMortgage payment with taxes and insurance (PITI): how to calculate it in 2026
What goes into a monthly mortgage payment: principal, interest, property tax, insurance, HOA and PMI. The formula, a worked example and how investors use PITI to judge a rental.Oct 15, 2026 · 2 min read
Deal analysisHow to calculate property tax on a house: assessed value, mill rates and exemptions
Property tax in plain English: market value, assessment ratio, exemptions and mill rates, with the formula, a worked example and why a buyer's bill can jump after a sale.Oct 15, 2026 · 2 min read
Deal analysisClosing costs for buyers and sellers in 2026: what they are and how to estimate them
What buyers and sellers pay at closing: lender fees, title and escrow, recording, transfer tax, prepaids and commissions, with typical percentages and a worked example.Oct 15, 2026 · 2 min read
Fix & flipHolding costs on a fix and flip: what each month really costs you
The holding costs that run every month you own a flip: hard-money interest, property tax, insurance, utilities and upkeep. How to calculate them and price delays into your offer.Oct 15, 2026 · 2 min read
Deal analysisThe 1%, 50% and 70% rules in real estate: do they still work in 2026?
Three quick screens every investor uses: the 1% rule for rent, the 50% rule for expenses and the 70% rule for flips. What each one means, when it fails and how to check a deal in seconds.Oct 15, 2026 · 2 min read
How-toAssignment fee vs double close: which wholesaling exit pays more?
How assigning a contract and a double close work, what each costs (transactional funding, title, transfer tax), a worked example and when wholesalers choose each one.Oct 15, 2026 · 2 min read
Deal analysisReal estate deal analysis: the 13 numbers that decide a deal (2026)
ARV, repairs, MAO, profit, cash flow, cap rate, DSCR, cash left after a refinance, entry fee and more: what each number means, how to calculate it, and a free calculator for every one.Oct 14, 2026 · 4 min read
Deal analysisSubject-to real estate deals explained: entry fee, spread and due-on-sale
How a subject-to deal works, how to calculate the entry fee and monthly spread, how it compares with seller financing, and the due-on-sale risk every investor should plan for.Oct 14, 2026 · 3 min read
Lead sources12 signs of a motivated seller you can find in public county records
Tax trouble, inheritance deeds, code violations and more: the public records that point to owners who may want to sell, and how to read them.Oct 13, 2026 · 2 min read
Property dataWhere to find authentic property data (and why the county is the best source)
The official offices that publish property records in the United States, what each one holds, and how to use them without paying for stale lists.Oct 13, 2026 · 2 min readOhioHow to read an Ohio county auditor property record
Parcel numbers, market vs assessed value, transfer history, deed types and tax credits explained in plain words.Oct 13, 2026 · 2 min read
Deal analysisDoes the 70% rule still work in 2026? How pros calculate their offer
The 70% rule is the classic way to find a maximum allowable offer, but many flippers say it no longer fits today's market. Here is what it is, where it breaks, and the strike-price method experienced investors use instead.Oct 13, 2026 · 3 min read
Deal analysisDSCR loans in 2026: how lenders calculate DSCR and what ratio you need
What a DSCR loan is, how lenders calculate the debt service coverage ratio from rent and PITIA, the ratios and LTVs lenders want in 2026, and why DSCR is not the same as cash flow.Oct 13, 2026 · 2 min read
OhioTax-delinquent property leads in Ohio: how they work
How Ohio property tax is billed, what 'certified delinquent' means, and how to approach owners who are behind on their taxes.Oct 12, 2026 · 2 min read
Property dataWhy national lead lists go stale, and how fresh county data changes your results
How most lead lists are built, why the same owners get dozens of letters, and what to look for in a data source.Oct 12, 2026 · 2 min read
OhioOhio foreclosures and sheriff's sales explained for investors
How a foreclosure moves through an Ohio court, when the sheriff's sale happens, and the respectful way to reach owners before it.Oct 12, 2026 · 2 min read
Deal analysisRental property cash flow, cap rate and cash-on-cash return: a simple guide
How to calculate rental property cash flow, cap rate and cash-on-cash return, what good numbers look like in 2026, the 1% and 50% rules, and how to find the most you should pay.Oct 12, 2026 · 2 min read
Lead sourcesInheritance leads: how to help heirs and still find good deals
Why inherited houses sell, how to spot them in deed records, and a respectful way to reach out to families.Oct 11, 2026 · 2 min read
Deal analysisSeller net sheet: how to show a seller what they really keep (cash offer vs listing)
What goes on a seller net sheet, how to calculate a seller's net proceeds, and how wholesalers and agents use a cash-offer-vs-listing comparison to have an honest conversation with motivated sellers.Oct 11, 2026 · 2 min readHow-toList stacking explained: why owners on three lists beat owners on one
What list stacking is, how the stack score works in LeadCounty, and a few stacks that work well for wholesalers and flippers.Oct 10, 2026 · 2 min read
Deal analysisHow to estimate rehab costs room by room (2026 prices for investors)
A practical way to estimate repair costs on a flip or rental: light, medium and heavy rehab ranges per square foot, 2026 costs for kitchens, bathrooms, roofs and HVAC, and how much contingency to add.Oct 10, 2026 · 2 min read
Lead sourcesAbsentee owners and tired landlords: finding them in county data
How we decide a property is absentee-owned, why out-of-state owners matter, and how to spot landlords who are ready to sell.Oct 9, 2026 · 2 min read
Deal analysisAirbnb profit math: occupancy, cleaning fees and break-even (short-term rental guide)
How to estimate short-term rental income and profit: nightly rate, occupancy, cleaning fees, platform fees, every monthly cost, RevPAR and the break-even occupancy that tells you how risky an Airbnb really is.Oct 9, 2026 · 2 min readOutreachContacting property owners the right way: mail, calls and the rules
A plain-English overview of the rules for letters, calls, texts and e-mail to property owners, and what works best.Oct 8, 2026 · 2 min read
Deal analysisHow to make a wholesale deal sheet cash buyers trust (free template)
What to put on a one-page wholesale deal sheet, how to present ARV, repairs and the buyer's profit honestly, the mistakes that make buyers ignore your deals, and a free deal sheet maker.Oct 8, 2026 · 2 min read
AgentsHow real-estate agents find listings before they hit the market
The public-record signals that show a homeowner may list in the next year, and a simple monthly routine for working your farm with them.Oct 7, 2026 · 2 min read
Fix & flipFix-and-flip deal sourcing: vacant, code-violation and inherited houses
Where flippers find houses that need work before they reach the MLS, how to check the numbers from public data, and how to approach the owner.Oct 6, 2026 · 2 min readLead sourcesHow to find tax-delinquent property lists in any county
Where unpaid property tax shows up in public records, the difference between delinquent, certified and tax-sale lists, and how to use them well.Oct 5, 2026 · 2 min readLead sourcesHow to find inherited and probate properties in public records
The deeds, court filings and owner names that point to inherited houses, how soon heirs usually decide, and how to reach them kindly.Oct 4, 2026 · 2 min readComing next
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Texas · coming Oct 20Texas tax-delinquent property leads: how they work and how to use themWhen Texas property tax becomes delinquent, what the penalties are, how tax suits and constable sales work, and how to reach owners before a sale.
County guides · coming Oct 20Dallas County tax delinquent list, foreclosure auction list and probate leads (2026)Where to find the Dallas County tax delinquent list and delinquent tax roll, how Texas tax sales and first-Tuesday foreclosure auctions work, how to search Dallas County probate and property records, and how investors use them.
County guides · coming Oct 21Philadelphia sheriff sale list, tax delinquent properties and probate leads (2026)How Philadelphia sheriff sales work for mortgage foreclosures and tax liens, where tax delinquent properties come from, the nine-month redemption rule, how to search Philadelphia probate and property records, and how investors use them.