Distressed Deals in Dallas: 54 Texas Notes & REOs

High Equity Base Hit: Eagle Pass Performing Note Breakdown

💸 HIGH-EQUITY BORDER TOWN BASE HIT: HOW TO TURN A $41K EAGLE PASS ASSET INTO A 15% TO 31% ROI Welcome back to the 50 Deals for 50 Days series! In this episode, Scott Carson—"The Note Guy"—takes us down to the South Texas border to deconstruct a high-equity, re-performing note in Eagle Pass, Texas. If you have $40,000 to $50,000 in investment capital sitting idle in a low-balance Self-Directed IRA, this deal analysis serves as a textbook example of how to capture massive double-digit yields while keeping your principal highly insulated from market risk. Scott cracks open a unique "scratch and dent" asset: a modified, 4-bedroom first-lien mortgage on a massive 2,931-square-foot home sitting on a full acre lot. Even though the borrower has a history of chunking their payments due to self-employment, they have successfully brought this account current, paying 13 payments over the last 12 months. This episode dives deep into the underlying math, showing you exactly how a small purchase price discount can secure a 14.3% net performing yield—and why an unexpected borrower default could actually cause your annualized returns to rocket up to over 31% through a rapid Texas foreclosure. Stop sitting on the sidelines; let's get into the data! 📌 KEY TAKEAWAYS & EPISODE HIGHLIGHTS * The Property Profile: A spacious 4-bedroom, 2-bathroom, 2,931-square-foot home built in 2008 in Eagle Pass, Texas, situated on a sprawling 1.03-acre lot just a mile from the Rio Grande border crossing. * Extreme Equity Insulation: With a market valuation hovering between $250,000 and $300,000 and a legal unpaid principal balance (UPB) of just $48,500, the investor sits at an incredibly secure 15% to 20% Loan-to-Value (LTV) position. * The Performing Note Math: Buying the note at an 80% discount ($38,800) plus a standard transaction fee brings your total acquisition cost to roughly $41,000. Backed by a $523.55 monthly P&I payment, this creates an impressive 15.3% gross (14.3% net after third-party servicing costs) return on investment. * Understanding "Scratch & Dent" Reality: The borrower is a self-employed truck driver who has historically paid in large lumps—such as dropping 5 payments at once. Scott explains why this pattern is normal for border-market self-employment and how to properly manage it. * The Foreclosure Jackpot Scenario: If the borrower stops paying, a 90-day Texas foreclosure costing roughly $1,000 allows you to sell the asset at auction. Capturing the full $48,500 legal balance creates a $6,500 net profit in 6 months, yielding a massive 31.8% annualized ROI. * Proactive Note Management Strategies: How to stabilize irregular self-employed borrowers by instructing your third-party servicing company to split monthly obligations into bi-monthly payment schedules. * Due Diligence Sourcing Checklist: Key steps for verifying the cross-border work history, auditing the collateral document package for foreclosure readiness, checking property taxes, and reviewing multilingual borrower communication logs. 🛠️ TAKE ACTION & PARTNER WITH SCOTT TODAY! Don't let the second half of the year slip away without adding consistent passive cash flow to your portfolio. Take immediate action right now: * 📩 Submit a Bid or Partner: Want to pull the trigger on this Eagle Pass asset or have Scott hold your hand through your very first note deal? Reach out directly via email at scott@weclosenotes.com. * 📞 Schedule a Strategy Call: Have questions about deploying your capital safely into distressed or performing debt? Book a live call directly on Scott's calendar at TalkWithScottCarson.com. Watch the Original Video HERE! [https://youtube.com/live/N2lFOhceZk4] 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]

Performing Profits: Evaluating First Lien with 85% Equity in Port Arthur, TX

🎣 SCORE DOUBLE-DIGIT YIELDS ON LOW-BALANCE IRA NOTE DEALS! Welcome back to the 50 Deals for 50 Days series! In this episode, Scott Carson—"The Note Guy"—takes a deep dive into an absolute gem of a low-balance re-performing note tucked away in Port Arthur, Texas. If you’ve been hunting for a safe, secure "base hit" to jump-start or boost your Self-Directed IRA without taking on huge capital risks, this real estate note breakdown is tailored exactly for you. We are dissecting a performing first-lien mortgage on a beautiful, modern home rebuilt from the ground up in 2021. Scott lays bare the underlying math, the rock-solid equity cushioning, and the passive cash-flow potential that makes this the ultimate entry-level note deal. But remember the golden rule of note investing: don't fall in love with the real estate! You aren't buying the bricks, the plumbing, or the property management headaches—you are buying the debt and becoming the bank. Let's jump into the numbers and see how this little asset can generate an exceptional return for your portfolio. 📌 KEY TAKEAWAYS & EPISODE HIGHLIGHTS * The Asset Blueprint: A 3-bedroom, 2-bath, 986-square-foot stilted home in Port Arthur, Texas, rebuilt entirely in 2021 with stunning park and water views. * Rock-Solid Equity Protection: With an online valuation around $152,000 and an unpaid legal balance of just $23,200, you are buying a first lien at an incredibly safe 15% Loan-to-Value (LTV) ratio. * The Loan Modifications: Originally written in 2007, this loan was modified during COVID in 2020 to a low 3.75% interest rate. Because of this incredibly low rate, the borrower has zero incentive to refinance, ensuring a long-term passive holding. * The 13% ROI Math Breakdown: Purchasing at 80% of the legal balance ($18,560) plus a standard transaction fee puts your acquisition cost at roughly $19,560. With a $211.76 monthly payment, it creates an absolute 13% gross cash-on-cash return. * Net Yield After Servicing: Even after deducting standard professional third-party servicing costs ($30 to $35/month), this asset still tracks at a powerful, net 11% ROI. * The Perfect Solo IRA Play: Why this small-balance asset is a textbook fit for an individual or solo investor using personal funds rather than trying to raise joint-venture private capital. * Streamlined Due Diligence Checklist: Scott’s recommendations for a low-cost drive-by inspection, pull-comps check, and verification of the escrowed taxes and hazard insurance policy. 🛠️ TAKE ACTION & SCALE YOUR PORTFOLIO TODAY! Don't let the second half of 2026 slip away without stacking up consistent, passive cash flow. Let's celebrate your financial independence day by taking massive action right now: * 📩 Submit a Bid: If you are ready to review the collateral file or put an offer in on this Port Arthur re-performing first lien, reach out directly at scott@weclosenotes.com. * 📞 Schedule a Call: Got questions about structuring your low-balance IRA deals? Book a direct chat on Scott's calendar at TalkWithScottCarson.com [http://talkwithscottcarson.com/]. * 🎓 Claim Your Education Ticket: Register for our next two-day virtual Note Buying Workshop on August 29th and 30th for just $99 at NoteBuyingForDummies.com [http://notebuyingfordummies.com/] or head to weclosenotes.com! Watch the Original VIDEO HERE! [https://youtube.com/live/uctmCHAfzpY] 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]

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]