Distressed Deals in Dallas: 54 Texas Notes & REOs

BONUS: The July 2026 Texas Foreclosure Update (16% Increase)!

📉 TEXAS FORECLOSURE MARKET EXPLOSION: MASSIVE 16% SURGE FOR JULY 2026 REVEALED! The Lone Star State is experiencing an undeniable wave of real estate distress, and the numbers do not lie. In this urgent market update, Scott Carson—"The Note Guy"—dissects the newly released July 2026 Texas foreclosure data, exposing a massive 16% month-over-month explosion in filings across the state. If you are a real estate investor, note buyer, or wholesaler looking for high-equity opportunities, the summer of 2026 is presenting a massive inventory pipeline that you cannot afford to ignore. Scott breaks down the exact numbers on a county-by-county basis, mapping out the severe distress hitting residential neighborhoods and the staggering 50% commercial foreclosure spike dominating East Texas. More importantly, you will learn the hidden economic catalysts behind these defaults—including the quiet collapse of short-term rental (Airbnb/VRBO) portfolios, skyrocketing insurance premiums, and a sharp rise in first-time homebuyer and VA loan defaults. Stop guessing where the market is going. Grab a pen, look at the hard data, and learn how to safely capitalize on this wave of Texas distress before the upcoming first-Tuesday auction! 📌 KEY TAKEAWAYS & EPISODE HIGHLIGHTS * The Staggering Macro Surge: Texas foreclosure filings jumped from 4,091 in June to a whopping 4,754 filings for July 2026, representing an absolute 16% month-over-month increase. * The Commercial Breakdown: Total commercial defaults hit 496 filings this month. Central Texas surged to 159 filings (up 37), North Texas reached 156, and East Texas (Houston to Tyler) exploded by 50% to hit 91 commercial filings. * The County-by-County Heat Map: Houston’s Harris County is the epicenter of distress, skyrocketing by 60% with 878 residential foreclosures. Bexar (459), Dallas (397), Tarrant (312), and Travis (159) all logged significant increases. * Unmasking the Default Catalysts: Why macro budget tightening, soaring property hazard insurance costs, and failing DSCR/mid-term/short-term vacation rentals are driving major metropolitan default volumes. * The Contrarian Markets: While the major metros are struggling, select sub-markets like Williamson County (down 11), Collin County (down 20), and South Texas (down to 70 commercial filings) are bucking the trend. * The Strategic Sourcing Blueprint: Scott explains how to utilize George Roddy’s 4closure.info [http://4closure.info/] (Roddy's List) to extract deep-discount distressed asset lists, track private lenders in default, and locate self-directed IRA capital partners. 🛠️ TAKE ACTION & LEVERAGE THIS DISTRESSED MARKET TODAY! Don't let the biggest market correction of the year pass you by. Position your portfolio to catch the wave by taking massive action right now: * 📊 Get the Foreclosure List: Tap directly into the Texas data by visiting Foreclosure.info. Use the exclusive all-caps discount code WECLOSENOTES at checkout to score $20 to $25 off your first month's data order! * 📞 Connect Directly with Scott: Want to discuss a distressed note strategy or explore asset partnerships? Book a one-on-one strategy session on Scott's personal calendar at TalkWithScottCarson.com or email scott@weclosenotes.com. * 🎓 Secure Your Workshop Seat: Learn how to analyze foreclosure tapes and source off-market note deals at our next virtual 2-Day Note Buying Workshop on August 29th and 30th. Register today for just $99 at NoteBuyingForDummies.com. Watch the Original Video of this Episode HERE! [https://youtube.com/live/n9OuWlv9WyM] Got Questions? Book a Call With Scott HERE! [http://talkwithscottcarson.com/] Connect with Scott on LinkedIn here! [https://www.linkedin.com/in/1scottcarson/] Use Scott's AI Clone HERE! [https://www.delphi.ai/scottcarson]

Dallas Sub-Two Wrap Arbitrage: The Mathematical Secrets to High-Yield Returns

🚀 FOR SALE: DALLAS WRAP NOTE WITH A DOUBLE-DIGIT YIELD Welcome back to the 50 Deals for 50 Days series! In this episode, Scott Carson—"The Note Guy"—deconstructs a highly lucrative sub-two wraparound mortgage deal directly from a private seller in Dallas, Texas. If you’ve been looking for a masterclass on how to evaluate performing notes, structure your bids for double-digit cash-on-cash returns, and completely protect your investment capital, this breakdown is exactly what you need. Scott walks through the anatomy of a recently rehabbed Dallas property under a one-year seasoned owner-financed wrap note. You'll see the real figures, the underlying first lien low-interest rate details, and the clear mathematical formulas that transform a messy secondary wrap position into an ultra-secure, top-performing first lien powerhouse. Whether you are investing your own cash or deploying private capital through a Self-Directed IRA, stop sitting on the sidelines. Let’s dive in, audit the collateral data, and help you cross your financial independence finish line! 📌 KEY TAKEAWAYS & EPISODE HIGHLIGHTS * Anatomy of a Dallas Wrap Asset: Complete breakdown of a 3-bedroom property on a 0.32-acre lot, updated with fresh carpet, new appliances, and laminate flooring prior to being owner-financed in July 2025. * The Arbitrage Spread Numbers: How the seller created a $258/month cash-flow spread by wrapping a $106,000 underlying first lien (at a low 2.875% interest rate) inside a $180,000 owner-financed note at 7.99% interest. * The First Lien Strategy: Why smart note investors don't hold wrap notes as seconds; Scott explains the exact protocol to wire funds to Midland Mortgage, wipe out the underlying sub-two debt, and assume a clear, high-equity first lien position. * Calculating the 10.5% Cash-on-Cash Return: A real-time math breakdown showing how a $150,000 purchase price yields a $15,008 annual payout, yielding a 10.2% net ROI even after factoring in specialized third-party servicing fees. * Bidding for a 12% Target Yield: How to discount your bid to $128,333 to command a 12% ROI, putting your investment at a safe 71.9% of Unpaid Principal Balance (UPB) with built-in equity protection if a borrower default occurs. * Due Diligence Checklist: The essential steps for reviewing the full collateral file, assessing local property valuations, cross-checking the RMLO compliance package, and securing regional real estate legal teams like Alan Ceshker. * Sneak Peek at What’s Next: A preview of upcoming assets in the 50-day pipeline, including a sub-two deal in Albuquerque, New Mexico, a non-performing note in Florida, and reverse mortgages across the Carolinas. 🛠️ TAKE ACTION & SCALE YOUR BUSINESS TODAY! The second half of 2026 is moving fast—don't let the year slip away without adding consistent passive cash flow to your portfolio. Take immediate action right now: * 🤝 Partner on This Deal: Want to purchase or partner directly with Scott on this Dallas wrap note asset? Email your interest or bidding questions to scott@weclosenotes.com. * 📞 Book a Strategy Session: Schedule a live one-on-one calendar call with Scott to map out your 2026 note buying goals at TalkWithScottCarson.com [http://talkwithscottcarson.com/]. * 🎓 Master the Note Business: Claim your virtual seat for our upcoming two-day live class on August 29th and 30th! Head over to NoteBuyingForDummies.com [http://notebuyingfordummies.com/] or click the education portal at weclosenotes.com [http://weclosenotes.com/] to secure your spot today. Watch the Original Video of this Episode HERE! [https://youtube.com/live/aTA3CRFy-IA] Got Questions? Book a Call With Scott HERE! [http://talkwithscottcarson.com/] Connect with Scott on LinkedIn here! [https://www.linkedin.com/in/1scottcarson/] Use Scott's AI Clone HERE! [https://www.delphi.ai/scottcarson]

How To Say Hello To Raising Private Capital in Dallas

🚀 STOP SUCKING AT REAL ESTATE MARKETING: HOW TO STOP PROCRASTINATING AND ACTUALLY RAISE PRIVATE CAPITAL Are you tired of going to endless real estate networking events, taking notes, and then coming home only to let your notes gather dust? In this episode of Money Mondays, Scott Carson—"The Note Guy"—delivers a much-needed wake-up call to the real estate investing community. This isn't your standard, generic motivational speech; it is a tactical, hard-hitting guide on moving from a chronic "I’ll get to it later" planner to a high-earning, active investor who closes deals. Scott shares his proven "Hello Postcard" marketing strategy designed to instantly break through the social media noise, capture attention at local REIA clubs, and quietly attract private funding partners without a hard sell. Plus, we wrap up the episode with a live Q&A session with student Tom, addressing the absolute legalities of calling a balloon payment on a performing note and the absolute best online database for finding elite, state-specific foreclosure attorneys. Stop being a secret agent in your real estate business—it’s time to take action, launch your marketing, and build a real runway to financial freedom! 📌 KEY TAKEAWAYS & EPISODE HIGHLIGHTS: * The Brutal Truth About the 5% Action-Takers: Why over 95% of real estate seminar attendees never implement what they learn, and how to position yourself in the elite top tier that actually takes action. * The "Unemployment" Marketing Mindset: If you got laid off today, you would immediately update your resume, blast LinkedIn, and notify your entire network. Scott breaks down why you must treat your note investing business with that exact same urgency. * Busting the "Secret Agent" Investor Curse: Why real estate investors fail because they hide their business in private Facebook groups instead of proudly broadcasting their active real estate ventures to their primary, warm networks. * The "Hello Postcard" Template Strategy: Scott's exact blueprint for a visual 20-line text email and printable Canva postcard that commands an 800% higher click-through rate on social platforms. * The Indirect Referral Ask Technique: How to leverage social proof and simple property case studies to attract million-dollar private capital partners without ever sounding desperate or salesy. * The Legal Truth About Balloon Payments: A critical legal breakdown answering whether you can legally call a loan due early on a performing 30-year mortgage borrower. * The Infinite ROI Formula: Why raising private money beats using your own capital every single time, and how to construct a cash-flow spread for a true infinite rate of return. * Sourcing Top-Tier Legal representation: Scott reveals his go-to industry directory, LegalLeague100.com, for bypassing traditional channels to secure elite mortgage and foreclosure attorneys nationwide. 🛠️ TAKE ACTION & SCALE YOUR BUSINESS TODAY! Stop sitting on the sidelines while other investors lock up the best distressed asset tapes in the country! It’s time to start marketing your message properly. * 📞 Book a Live Strategy Call: Want to map out your note investing goals or discuss private money strategies directly with Scott? Schedule your one-on-one call today at TalkWithScottCarson.com. * 📺 Subscribe on YouTube: Join our rapidly growing community of action-takers! Hit the subscribe button and turn on notifications at weclosenotes.tv as we inch closer to our 10,000-subscriber milestone. * 🎧 Leave a Review: If this raw, practical business advice added value to your week, please subscribe to the podcast and leave us a 5-star review on your favorite platform! Watch the Original VIDEO HERE! [https://youtube.com/live/G65S5huqVA8] Got Questions? Book a Call With Scott HERE! [http://talkwithscottcarson.com/] Connect with Scott on LinkedIn here! [https://www.linkedin.com/in/1scottcarson/] Use Scott's AI Clone HERE! [https://www.delphi.ai/scottcarson]

Double-Digit IRA Booster: Brownsville Performing Note

📈 THE ULTIMATE IRA BOOSTER: A 25%+ ROI TEXAS PERFORMING NOTE MASTERCLASS Are you sitting on a small-balance self-directed IRA, Solo 401(k), or ESA and wondering how to get true institutional yields without risking your shirt? Welcome back to our 50 Note Deals in 50 Days series, where we pull back the curtain on real, actionable mortgage tapes trading right now. Today, we are analyzing Deal #7—a spectacular little cash-flow "base hit" located down in Brownsville, Texas. In this episode, Scott Carson ("The Note Guy") breaks down why he considers this asset a premier starter deal for alternative asset investors. While the institutional tape labels this as a Reperforming Loan (RPL), the borrowers have actually been paying completely on time for over 12 straight months, effectively turning it into a stable, performing asset with clear pride of ownership. With an unbelievable equity cushion and a tiny remaining balance, this case study is the perfect blueprint for building tax-sheltered wealth. 📌 WHAT YOU’LL LEARN IN THIS CASE STUDY: * The Power of the Micro-Balance Note: Why small-balance notes are the ultimate tool for accelerating low-balance self-directed IRAs and ESAs without needing to partner or raise outside capital. * The Insulation of Massive Equity: A look at the eye-popping math of a $14,000 payoff balance against a $153,000 automated valuation model (AVM)—leaving you with an investment-to-value (ITV) of under 9%. * Pride of Ownership Due Diligence: Scott's breakdown of the visual due diligence, including spotting a well-maintained yard and active driveway presence, signaling highly motivated borrowers determined to stay in their home. * Unpacking the Yield Mechanics: How buying this first lien at 80 cents on the dollar ($11,020 rounded to $12,000 with a sourcing fee) converts a $290.37 monthly P&I payment into a massive 29% gross year-one ROI. * The 55-Month Horizon: What to expect as you ride out the final 55 months of this modified 2007 loan, projecting a net 25% ROI even after factoring in ongoing third-party servicing fees. * The Fast-Track Foreclosure Backstop: Why the South Texas market provides an incredible safety net for note investors, offering rapid legal timelines if a borrower ever defaults. * Self-Directed IRA Checkbook Setup: How to bypass traditional custodians like Schwab or Fidelity using true checkbook-control accounts, featuring Scott’s preferred vendor framework with Safeguard Advisors. 🛠️ TAKE ACTION & SECURE YOUR CASH FLOW Stop letting your investment accounts sit idle in volatile markets. If you are ready to make an offer on this Brownsville asset or want to review the underlying tape, email Scott directly at scott@weclosenotes.com or book a live strategy session at TalkWithScottCarson.com. Ready to learn how to source, scrub, and buy these performing and non-performing asset tapes yourself? Secure your ticket for our upcoming virtual two-day workshop on August 29th and 30th. Head over to NoteBuyingForDummies.com to register for just $99, get instant access to previous session replays, and start compounding your real estate passive income. Make sure to subscribe, hit the notification bell, and leave a review to follow along with the rest of our 50-day series! Go out, take some action, and we will see you at the top! Watch the Original VIDEO HERE! [https://youtube.com/live/PSoxOatREkI] Got Questions? Book a Call With Scott HERE! [http://talkwithscottcarson.com/] Connect with Scott on LinkedIn here! [https://www.linkedin.com/in/1scottcarson/] Use Scott's AI Clone HERE! [https://www.delphi.ai/scottcarson]

Smash or Pass Deal: Killeen TX Foreclosure Rehab Case Study

🚀 Vacant and Vulnerable: Deep Dive Into a 13-Year Non-Performing Note in Killeen, TX Are you ready to see what a real institutional distressed debt deal looks like from the inside out? Welcome back to our 50 Note Deals in 50 Days series, where we peel back the layers on active, off-market mortgage tapes. Today, we are analyzing Deal #6—a non-performing residential note sitting right in our own backyard in Killeen, Texas. In this episode, Scott Carson ("The Note Guy") takes you on a literal drive-by and deep-dive due diligence trip an hour north of Austin. This property has been sitting completely vacant with 13 years of non-payment! Scott breaks down the raw numbers, the heavy interior rehab realities, the chain of custody through multiple investment funds, and a unique joint-venture partnership opportunity directly with the asset managers. Whether you are a note investor or a local fix-and-flipper, this case study is packed with actionable due diligence frameworks. 📌 WHAT YOU’LL LEARN IN THIS CASE STUDY: * The Property & Market Background: An inside look at Killeen, Texas (home to Fort Cavazos/Fort Hood), its military-driven economic cycles, and why sub-$250k entry-level housing is highly demanded compared to Austin's $425k average. * The Shocking Deal Anatomy: How an initial 15-year mortgage originated in 1998 resulted in a 13-year streak of absolute delinquency after the original borrowers passed away without heirs. * Scrubbing the Financial Numbers: A detailed breakdown of the $71,000 payoff legal balance, which includes over $21,000 in advanced back taxes and municipal weed liens against an estimated $148,000 AVM. * The ROI Math (Reperforming vs. Foreclosure): Why trying to modify this note yields an uninspiring 7.7% ROI, whereas pushing the active foreclosure to the upcoming auction block presents a potential $13,000 profit and an 88% annualized ROI. * The Visual Due Diligence Reality Check: Why Scott physically drives assets or orders Broker Price Opinions (BPOs). Get the realistic scope of a $70,000+ structural rehab requiring a new roof, total stud-down sheetrock replacement, and wood rot remediation. * Front-End Bidding Secrets: How to properly structure indicative offers using online data before spending money to pull full collateral files, assignment chains, or title reports. * The Fund Partnership Opportunity: How you can joint-venture directly with the hedge fund on this asset (and others) where they provide the note financing while you manage the physical rehab and split profits. 🛠️ TAKE ACTION & MASTER NOTE INVESTING Don't sit on the sidelines while institutional tapes are trading! If you are a rehabber or a fix-and-flipper ready to partner with the fund on this Killeen asset, email Scott directly at scott@weclosenotes.com or book a strategy session at TalkWithScottCarson.com. Ready to learn how to analyze these non-performing asset tapes yourself? Secure your seat for our upcoming two-day virtual masterclass on August 29th and 30th. Head over to NoteBuyingForDummies.com to register for just $99, get instant access to previous session replays, and start building your fast track to real estate profitability. Watch the Original VIDEO HERE! [https://youtu.be/3FG1b6cEVXw] Watch the Property Inspection Here! [https://youtu.be/3FG1b6cEVXw] Got Questions? Book a Call With Scott HERE! [http://talkwithscottcarson.com/] Connect with Scott on LinkedIn here! [https://www.linkedin.com/in/1scottcarson/] Use Scott's AI Clone HERE! [https://www.delphi.ai/scottcarson]