Have you ever been sent a deal that looks too good to be true, or perhaps just a little... "off"? In this special edition of Note Night in America, we’re pulling back the curtain on a recent tape of 76 performing Texas notes. While the high interest rates and rural charm might catch your eye, the real story lies in the due diligence. Join us as we dissect a "daisy chain" of brokers, hunt down the truth through county records, and show you exactly how to calculate if a low-balance note is a diamond in the rough or a high-cost headache. Whether you’re a seasoned pro or a "note buying for dummies" student, this deep dive into the "Spidey senses" of investing is a masterclass you can't afford to miss.

• Identifying "Joker Brokers" & Daisy Chains: How to spot when a deal is being passed through too many hands and why not being "direct to the seller" can frustrate your negotiations.
• The "Spidey Sense" of Due Diligence: Why a lack of loan numbers, third-party servicing, or RMLO (Registered Mortgage Loan Originator) verification should be an immediate red flag for any investor.
• Deep-Dive Research Techniques: Learn how to use batch geo-mapping, county deed searches, and lender website audits to verify the "hustle" and find the true origin of the notes.
• The Math of Arbitrage: A step-by-step breakdown of buying notes at 80% of the Unpaid Principal Balance (UPB) while funding them with private money at 85% to create instant "up-front" profit and long-term cash flow.
• Texas High-Cost Loan Hazards: Understanding the risks of interest rates exceeding 10% in Texas and how low down payments (under 10%) can complicate foreclosures.
• Amortization & Exit Strategies: How to use amortization tables to determine exactly when you must sell a note before the balance drops below what you owe your investors.
• Rural Property Realities: The challenges of getting accurate BPOs (Broker Price Opinions) in small towns like Alice, Spur, and Sweetwater, and why "windshield time" is sometimes the only way to verify value.

Success in note investing isn't just about finding a list; it's about having the discipline to walk away when the numbers—or the stories—don't add up. We appreciate the hustle of every new investor, but our goal is to ensure you’re making bids that actually close and protecting your reputation with your funding partners. Don't let a "daisy chain" wrap you in knots. Take these lessons, sharpen your research tools, and keep marketing. We'll see you at the top!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Everything is bigger in Texas—including the opportunities for savvy real estate investors. Whether you are a local pro or an out-of-state investor looking at the Lone Star State, the March 2026 foreclosure update provides a critical roadmap for finding distressed assets, from residential homes to commercial powerhouses.

Currently, the Texas market is holding steady with 3,973 total foreclosure filings. While some counties are seeing slight peaks and others are cooling off, the overall volume remains consistent at roughly 4,000 filings per month. This stability offers a predictable environment for those looking to tap into pre-foreclosures, "subject-to" deals, or even private lending leads.

Understanding where the inventory is located is half the battle. Here is the breakdown of the March 2026 data:

Commercial Sector Breakdown: There are 547 commercial filings across five major regions.

• Central Texas: Leads the pack with 161 filings (Austin, San Antonio, Waco, College Station).
• East Texas (Houston Area): 131 commercial filings.
• North Texas (DFW/Panhandle): 126 filings, which is slightly down for the region.
• South Texas (RGV/Corpus Christi): 110 filings.
• West Texas: Only 19 filings, representing a 20% decrease from its usual average.

Top Counties by Volume:

• Harris County (Houston): The perennial leader with 614 foreclosures.
• Bexar County (San Antonio): 317 filings.
• Dallas County: 295 filings.
• Tarrant County (Fort Worth): 237 filings.
• Hidalgo County: 226 filings, noted as a surprising jump this month.
• Travis County (Austin): 158 filings.

Strategic Opportunities:

• Distressed Debt: Use these lists to track down banks with "bad debt" and negotiate to buy their entire portfolios.
• Private Money Leads: Identifying individuals foreclosing on LLCs can reveal potential private lenders for your next deal.
• Growth Areas: Fast-growing areas like Comal (23) and Hays (17) counties remain extremely competitive with low foreclosure inventory.

Watch the Original Video HERE!

Book a Call With Scott HERE!

Don't just watch the market—learn how to dominate it. Join our Virtual Note Buying Workshop from March 20-22, 2026. We spend three full days diving into how to find, fund, and flip non-performing paper using the latest 2026 strategies.

Special Offer: Use code "weclosenotes" at 4closure.info to get $20 off your list subscription. To grab your 50% off workshop tickets (which include a seat for your spouse and full replays), visit notebuyingfordummies.com.

Stop waiting for the "perfect" deal and start creating them. We'll see you at the top!

Are you a "solopreneur" working a demanding nine-to-five while trying to build a real estate empire in the margins of your day? Most part-time investors find that marketing and due diligence are the first things to fall off the plate when they get home exhausted at 6:00 PM. But if you want to reach six figures in your first year, you cannot keep doing $15-an-hour tasks and expect a high-level bank account. In this episode, we’re diving deep into the tactical side of leveraging virtual assistants (VAs) to clone your efforts, automate your systems, and ensure your business is working—even while you’re asleep.

• Automated Due Diligence & Spreadsheet Scrubbing: Instead of manually checking every asset on a tape, a trained VA can "scrub" your spreadsheets to pull Zillow values, rental rates, and back taxes. They can even save property photos into a Dropbox and run preliminary calculations based on your specific formulas, delivering a narrowed-down list for your final review.
• Dominating Local Markets via Direct Marketing: A VA can act as your "social sleuth," performing skip tracing to find borrower phone numbers and emails or pulling IRA investor contacts directly from county records. They can manage your entire marketing funnel—from designing postcards in Canva to executing mail merges and scheduling email blasts in your CRM—so your outreach stays consistent without you lifting a finger.
• Social Media & Content Management: Don't let your social profiles become a "ghost town." VAs can take your recorded podcast audio or video and transform it into YouTube descriptions, blog posts, and LinkedIn newsletters. They can also manage your Facebook groups, design daily marketing graphics, and ensure your "30 by 30" marketing matrix is executed every single day.
• High-Level Asset Management & Outreach: Beyond simple admin tasks, VAs can handle the heavy lifting of calling bank asset managers or research probate leads in specific counties. They can also serve as a "contract-to-close" manager, coordinating between attorneys, loan processors, and service providers to ensure your deals move from a signed contract to a funded asset smoothly.
• The ROI of Delegation: While a quality real estate VA typically costs between $10 and $12 an hour, the return on investment is massive. For roughly $850 a month, you gain 20 hours of weekly productivity that allows you to focus on the "big rocks"—finding deals and raising capital. This system replaces the need for expensive local office space and full-time staff while providing a 24/7 engine for your business growth.

Success in real estate investing isn't about working harder; it's about working smarter by delegating the tasks that are below your pay grade. As we move through 2026, the gap between the "hobbyists" and the "heavy hitters" will be defined by who uses the tools of automation and delegation most effectively. Don't wait for "perfection" to start marketing—perfection is the enemy of results. Take action today, find a partner like Riva Global to help you staff up, and start focusing on the big-money moves that will actually change your life.

Ready to stop doing it all yourself? Book a call at talkwithscottcarson.com to discuss how we can help you systematize your note business for the new year!

Watch the original Video HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!