The Science of Flipping
The Hidden Gem of Tax Lien Investing with 33-Year Expert | Tony Martinez
07 Feb 2025
Chapter 1: What is tax lien investing?
It's actually good and bad. The bad thing is for someone new who doesn't know what they're doing, doesn't know how to do the research, you know, they download a list and it has 18,000 properties on it. There's just, you know, they're going to be stuck for a little bit, right? And so it does take an expertise and it doesn't take a high level. Listen, you don't need an MBA to do this.
What you do need is you do need systems and you do need processes based upon the markets that you're in. And that thing, you know, that is what we do here at USTLA. And so, but right now, I'll just tell you in general right now, let me tell you where we have active acquisitions going right now. And so this would mean, I'm talking 2024, 2025.
And that doesn't mean that in 2026, they're going to be exactly the same. But I'll give you a general sense so people will know. We have holdings in Ohio. We have holdings in Missouri. We have holdings in, and I'm talking about recent acquisitions. We have holdings in Alabama, like you talked about, Mississippi, like you also discussed. Off the top of my head. Yeah.
And we'll continue to, those are markets that I can tell you right now that we will definitely be focused on for 2025. We've done some very, very small acquisitions in Michigan in 2024. Yeah. And we're going to be looking in Michigan this year and we'll see how, we'll see how that goes.
So I know you and I, you know, we know each other for years and we were going back and forth via text and you're like, look at this property. I just picked up for like five grand and it wasn't exactly five grand, but it was 4,000 or 5,000 or some change. Like how, so when you go to these, the, the County, I think it's a company that actually turns it into a deed, right?
No, it's actually, it's actually, they're still either County or state entities.
So do you just make an offer in the same function or do they say, hey, Tony, if you want it, it's $4,891,000. Like what, how does that work?
Yeah, in those markets, like you just discussed, the way it works is you do all the research, looks like a great deal. And once we've done all the research, what you're doing, you're submitting an application. So you fill out this application, you submit it. Let's say it's a state entity or a county entity. Doesn't really matter.
And what they're going to do is they're going to send you back what's called a price quote. Now, depending on the market, that price quote, all they're really doing in certain markets is they're punching that address in and they're pulling up all the back taxes, penalties, and interest owed. Your price is the back taxes, penalties, and interest owed, not a penny more, not a penny less.
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Chapter 2: How does Tony acquire properties for as little as $4,000?
And so if they go to freecrashcourse.com, that's freecrashcourse.com, there's a three-module training that I put together. And I promise you, if they'll watch one module, the first module, They will learn more valid information in that one module. It's not even 30 minutes long than they will find anywhere else on the internet.
And real case studies, copies of deeds, I mean, real validation, showing exactly what we do and how we do it.
Freecrashcourse.com.
Yeah, freecrashcourse.com.
And so there's a lot of similarities in what we're doing. You just have the right way to find a deeply discounted property, right? So even when I'm coaching my community, we're always talking about motivation and getting the right number. There's no difference there, but you have the secret sauce and how do you find that actual asset? So when you have a list, right?
I'm assuming you treat it very similar to if I had pulled the list of homes in any level of neighborhood. I want to know the type of asset it is. I want to know how much construction I'm going to need. I want to see some picture. Right. Is there any difference once you kind of have the list or are you looking at the same?
Well, there's there's. The way our lists come is that the challenge is like some lists don't even have, you'll have a list of 800 properties and there's no physical address. So we have to start with a property number and take that property number. And from that property number, one of those digits, right? It can be a two digit or three digit is gonna tell what type of asset class it is.
And it's gonna tell whether it's land, a single family, residential, industrial. And so we have to kind of dig and do some research, find the key to that property number. and then sort our list based upon that to start off with. So our list and the other challenge for us, lists vary from county to county. What they put on the list is going to vary county to county.
And so really, you have to understand what each column means. And so that's one thing that's very different, because it's not just like, hey, here's a list of great properties with all the information that's going to be the same on every single list.
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