Property Unpeeled

Becoming the Bank: Scott Carson on Distressed Debt & Real Estate Notes

Scott Carson on Becoming the Bank: Distressed Note Investing, Strategy, and Opportunities in 2026 Tony Stern, co-founder of PropertyOnion.com, interviews Scott Carson, CEO of weclosenotes.com and widely known as “the note guy,” about distressed mortgage debt, note investing, and what it really means to “become the bank.” Scott explains why he transitioned from traditional banking and landlording into buying distressed notes, how investors can source deals from smaller lenders, and where he sees major opportunities in 2026 as defaults continue to rise. They discuss foreclosure timelines, due diligence, working with servicers and attorneys, using LinkedIn and AI to source deals, and why note investing can offer a more scalable alternative to traditional real estate investing. Scott also shares insights into passive investing opportunities, common mistakes new investors make, and the upcoming PropertyOnion Academy masterclass focused on distressed debt and note investing. 00:00 Welcome to Property Unpeeled 01:00 Meet Scott Carson 02:11 Hardware Store Lessons 04:07 From Small Town to Big Banks 07:52 Going Entrepreneur Full Time 09:27 Why Notes Beat Rentals 12:28 Negotiating With Banks 14:29 Solo Investor Playbook 17:44 Best Markets for 2026 20:06 2008 Crash Note Deals 22:00 Building Your Vendor Team 24:46 Due Diligence on New States 25:54 Weirdest Notes Stories 26:34 Shocking Property Stories 27:31 Helping Borrowers Stay Home 28:05 Forbearance And Forgiveness 29:51 How Investors Work With Us 31:13 Passive Partners And Funds 32:39 Why Small Banks Win 33:25 Academy Masterclass Plans 34:32 Analyze Notes Like A Bank 37:49 Avoid Bad Note Deals 39:22 How Competitive Is Notes 41:49 Networking And Associations 43:32 LinkedIn And AI Outreach 44:54 Software For Note Portfolios 45:51 Next Steps And Free Training 47:01 Closing Thanks And Outro