Framing the Offer Like a Lifeline - Module 3 Guide by Scott Lumley

Access the Exact List of Delinquent Properties

The foundation of successful tax sale investing is knowing exactly which properties are heading to auction before anyone else does.

🎯 What You're Looking For

Property owner names and contact information
Property addresses and legal descriptions
Total tax debt amounts and years delinquent
Scheduled auction dates and deadlines
Property assessed values and market comparisons

⚡ The Power of Early Access

While other investors wait for auction day, you'll be negotiating directly with property owners 3-6 months before the sale.

Pro Tip: Properties that don't sell at auction often get re-listed with even better terms for investors.

How to Get the Tax Sale List from the County

Step-by-Step County Access Process

1

Identify the Right Office

Tax Collector, Treasurer, or Tax Commissioner (varies by state)

2

Call or Visit in Person

Ask specifically for "delinquent tax list" or "tax sale list"

3

Request Digital Format

Excel spreadsheet or CSV file for easier analysis

4

Understand the Fees

Usually $10-$50 for the complete list (best ROI you'll ever get)

5

Set Up Regular Updates

Ask to be notified when new lists are published (quarterly/annually)

6

Build Relationships

Be friendly and professional - these contacts are invaluable

🗣️ Exact Script to Use:

"Hi, I'm [Your Name] and I'm a local real estate investor. I'm interested in purchasing the delinquent tax list or tax sale list for [County Name]. Could you help me understand the process for obtaining this information? I'm particularly interested in getting it in digital format if possible."

Public Notice Resources

Where to Find Public Tax Sale Notices

📰 Newspapers

• Legal notices section
• Published 30-60 days before auction
• Available in print and online archives
• Search for "tax sale," "delinquent tax," "sheriff sale"

🌐 County Websites

• Official county government sites
• Tax collector/treasurer pages
• Public notice boards
• Auction calendar sections

🏛️ Public Buildings

• Courthouse bulletin boards
• County administration offices
• Post offices (rural areas)
• City hall notice boards

🔍 Online Research Tools

Public Notice Websites

PublicNotice.com, LocalLegalNotices.com

Newspaper Archives

NewspaperArchive.com, Newspapers.com

Government Portals

GovNotices.gov, state-specific public notice sites

📅 Publication Timeline

1

90+ Days Before: Property becomes delinquent

2

60-30 Days Before: First public notices published

3

30-14 Days Before: Final notices and auction lists

4

Auction Day: Public sale conducted

FOIA Request Letter Template

When to Use FOIA Requests

If a county is reluctant to provide tax sale information, the Freedom of Information Act (FOIA) ensures your right to access public records. This template has a 95% success rate.

📄 Complete FOIA Request Template

[Date]

[County Tax Collector/Treasurer Name]
[Address]
[City, State, ZIP]

Re: Freedom of Information Act Request - Delinquent Tax Records

Dear Records Custodian,

Pursuant to the Freedom of Information Act (FOIA) and [State] Open Records laws, I hereby request access to the following public records:

1. Complete list of all properties with delinquent property taxes for the current tax year

2. Property owner names and mailing addresses for said properties

3. Property legal descriptions and parcel numbers

4. Total amount of delinquent taxes owed per property

5. Scheduled tax sale/auction dates and locations

I request that this information be provided in electronic format (Excel or CSV) if available, as this would reduce processing costs and time.

I understand there may be reasonable fees associated with this request and am prepared to pay costs up to $100. If costs exceed this amount, please contact me before proceeding.

Please confirm receipt of this request and provide an estimated timeline for fulfillment as required by law.

Thank you for your assistance.

Sincerely,
[Your Name]
[Your Address]
[Phone Number]
[Email Address]

✅ Best Practices

• Send via certified mail for tracking
• Keep copies of all correspondence
• Follow up if no response in 10 business days
• Be professional and courteous

⚡ Response Timeline

• Most states: 5-10 business days
• Complex requests: Up to 30 days
• Extensions must be justified in writing
• No response = automatic approval in some states

Setting Up Your Lead Generation System

🎯 Your Complete Lead Generation Workflow

Transform raw data into qualified opportunities with this proven system:

📊 Data Collection

• Obtain county tax sale lists quarterly
• Monitor public notice publications
• Set up Google Alerts for auction keywords
• Track multiple counties in your target area

🔍 Lead Qualification

• Filter by debt-to-value ratio (under 50%)
• Research property values using online tools
• Verify owner contact information
• Prioritize by auction timeline

📞 Outreach Campaign

• Send initial contact letters
• Follow up with phone calls
• Track all interactions in CRM
• Schedule property appointments

🚀 Pro Tips for Maximum Success

Volume Strategy:

Cast a wide net initially. You need 100+ leads to generate 10-15 solid opportunities.

Timing is Everything:

Contact owners 90-60 days before auction for best response rates and negotiation position.

Your Assignment

📍 Task 1: County Research

Complete These Steps:

• Identify 3 target counties in your area
• Find each county's tax collector contact info
• Call and request their delinquent tax list
• Ask about their publication schedule
• Obtain at least one complete list

📄 Task 2: FOIA Preparation

Prepare Your FOIA Arsenal:

• Customize the FOIA template for your state
• Research your state's specific FOIA laws
• Prepare certified mail envelopes
• Set up a tracking system for requests
• Create a follow-up schedule

📊 Task 3: Lead Generation Setup

Data Organization

Set up Excel/Google Sheets for tracking leads

Alert Systems

Create Google Alerts for "tax sale [your county]"

Calendar Setup

Schedule quarterly list requests and follow-ups

Locating Pre-Auction Property Leads

What You'll Learn