How To Invest In Corpus Christi Real Estate

In this insightful episode, Scott welcomes insurance expert Beth Boisseau-Coots to discuss the ever-changing landscape of real estate insurance, particularly in Texas. As 2025 approaches, understanding property and casualty insurance is more crucial than ever for investors navigating a market dramatically altered by climate events and capacity issues. Beth, a leading expert in property and casualty insurance, sheds light on why Texas has become one of the top "problem children" for insurers and what investors need to know to protect their assets.

Key discussion points include:

• Texas Insurance Turmoil: Beth details why Texas has become an insurance "problem child," facing challenges from hurricanes, severe hail, and wildfires, leading to escalating costs and coverage difficulties in various regions.
• Capacity & Reinsurer Influence: Learn how commercial insurance capacity limits and reinsurers' decisions impact policy availability and pricing, sometimes forcing carriers to exit the state, directly affecting investors.
• Strategic Property Investment: Get crucial advice on areas to approach with caution (e.g., Texas coast, DFW with high wind/hail deductibles) and the distinction between replacement cost and market value to avoid common pitfalls.
• Master Policies for Portfolios: Discover the advantages of a "master policy" for investors with multiple properties, offering streamlined management, consistent rates, and flexibility for rehabs, rentals, and even certain subject-to deals.
• Investor Protection & Best Practices: Understand the importance of tenant renters insurance, contractor liability coverage, recognizing roofing fraud, and the value of assembling a trusted professional team to navigate complex insurance decisions.

Beth emphasizes the need for investors to look beyond just price, focusing on comprehensive coverage and understanding policy nuances like coinsurance penalties. With her practical advice, investors can better protect their assets. Whether you're a first-time buyer or managing a large portfolio, Beth and her team offer invaluable guidance to ensure your real estate investments are properly insured. Connect with her for expert counsel and to explore solutions like the master policy that can simplify your insurance strategy.

Connect with Beth HERE!

Beth Boisseau-Coots is Vice President at JB Lloyd & Associates with 20 years of experience in the insurance industry. Licensed in Property & Casualty and Life & Health across all 50 states, she specializes in insurance programs for community banks, lenders, and real estate investors. A Certified Insurance Counselor and currently pursuing her CPCU designation, Beth is dedicated to helping clients protect what matters most with clarity and confidence.

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Good morning, afternoon, and good evening, everybody! Scott Carson here, and boy, are you in for a treat! As we roll into the New Year, many of you are resolving to dive deeper into real estate investing, but that old excuse "I don't have any money" always seems to pop up. Well, prepare to have your mind blown (and your excuses obliterated!) by today's special guest!

We've got Lisa Ferris from Georgetown, Texas – a real estate investment legend who's been crushing it for years. She's a master of creative financing, fix & flips, short-term rentals, and leveraging private money. And the best part? She’s written a book revealing all her secrets: "How to Find and Fund Any Real Estate Deal: How to Buy Real Estate Without Using Your Own Cash or Credit." Forget the banks; Lisa proves you don't need 'em!

Here’s what you'll learn from Lisa Ferris (and why you need her book!):

• The "Sick and Tired of Being Sick and Tired" Origin Story: Lisa, a 20-year realtor, shares how being "broke" and presented with a "POS house" forced her to embrace creative financing. Her first deal? Wholesaling a property in three hours for $17,000 profit – and she's never looked back!
• Ron LeGrand's Legacy & Realtor Superpowers: Lisa credits a Ron LeGrand course for igniting her creative financing journey. As a seasoned realtor, she leverages deep market knowledge (knowing which two blocks to avoid and where to buy!) to quickly run numbers and make offers, giving her a serious edge in Central Texas (Belton, Temple, Taylor, Fort Hood) – everywhere but Austin!
• Win-Win Negotiations for Distressed Sellers: Learn Lisa's approach to seller financing: always offer a higher purchase price and sell the payment amount (never the interest rate!). She focuses on creating win-win scenarios where sellers feel heard and get flexible solutions, even for those with no equity or facing tough situations.
• Private Money Magic: Just Ask! Lisa's secret to raising capital? Simply ask! Her first private lender was a good friend at McDonald's (true story!). She views it as offering an opportunity for investors to make their money work for them, not begging. Her deals average $200K-$300K and offer 12%+ returns, because as she says, "if you have a good deal, the money is the easiest part."
• Why Diligence & Community Matter: Lisa uses tools like RehabValuator and creates professional reports (Canva, anyone?) to make her deals attractive. She emphasizes proactive communication with lenders (even using platforms like SiteWire for draws). Plus, she champions local networking with her Centex Dealmakers Group, bringing integrity, training, and real-world deals to Austin's real estate community.

Lisa Ferris is living proof that you don't need deep pockets to build a thriving real estate business. Her humor, humility, and rock-solid strategies make her an inspiration. Stop making excuses and start making deals happen!

Grab a copy of her game-changing book, "How to Find and Fund Any Real Estate Deal: How to Buy Real Estate Without Using Your Own Cash or Credit," available soon on Amazon. Connect with her on Facebook (Lisa J Ferris) or via email: [email protected]. Subscribe to the podcast, leave a five-star review, and go out and become a Dealmaker!

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Hey, investors! Scott Carson here, and I've got a juicy deal that's hotter than a Texas summer! If your lazy assets (and maybe your self-directed IRA) are sitting idle, this is your chance to put them to work on a prime piece of Georgetown, Texas real estate. This isn't some long-haul, snail-paced investment – we're talking a six-month or less turnaround, with conservative numbers figuring in a year!

This beauty is one of 48 reverse mortgages we snagged from a hedge fund. The borrower's already passed, HUD's got it cleaned out, and we're looking at a clean, well-maintained property needing just a little lipstick and a fresh coat of paint. Texas foreclosures are fast, and we've got the team ready to rock and roll. This is a potential 10% (or more!) return on your money, secured with a first lien.

Here’s the breakdown on this Georgetown Goldmine:

• The Deceased HUD Gem: A clean, 3-bed, 2-bath, 1,348 sq ft home in Georgetown's hot 78628 ZIP code. Borrower deceased, heirs not fighting, property in good shape (interior inspection available!), needs cosmetic updates only – no structural nightmares.
• The Numbers Make Sense: Current legal balance: $185K. Conservative Fair Market Value: $297K. We're picking up the note for just $170K. Add back taxes and foreclosure costs, and we need $176K in funding. That's over $112K in built-in equity!
• Exit Strategy 1: Quick Auction Cash! With a 90-day Texas foreclosure and a $191K legal balance (after taxes), a quick auction sale is likely. You get a guaranteed 10% return on your $176K, paid out even if it sells faster than 90 days. We're talking $4,400+ interest in under three months!
• Exit Strategy 2: REO Flip for Bigger Bucks! If it doesn't sell at auction (our preferred scenario!), we take it back as an REO. An additional $20K for rehab (total $196K invested) for light cosmetic work. Potential net profit of $52K+ with ROI up to 20% if we're doing a one-year prepayment penalty.
• Due Diligence & Timeline: Full collateral file, realtor CMAs, title update, HUD interior inspection, and exterior video are all available. We're aiming for mid-December funding to kick off a February foreclosure and a March/June sale. Fast, efficient, and profitable!

This isn't just another podcast episode; it's a real-time opportunity. We're looking for funding in December, so if you've got an IRA or some passive investment cash ($176K) burning a hole in your pocket, and you want 10% or more, let's talk!

For the full due diligence package, comps, and all the nitty-gritty details, reach out directly! Book a call with me at talkwithscottcarson.com or text (512) 585-3810. Let's make some money together before 2026 hits!

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Hey, investors! Scott Carson here, ready to dive into the latest and greatest from the Corpus Christi area! If you thought this coastal gem was just about beaches and good vibes, think again. The real estate market here is serving up a fresh batch of distressed deals and value plays hotter than a Gulf Coast summer. Let's pull out those fresh stats, uncover the trends, and pinpoint those investor sweet spots before everyone else catches on!

Here’s what’s making headlines (and what it means for your wallet) in Corpus Christi Real Estate:

• Northwest Corpus Christi: Pre-Foreclosure Paradise!
• KRIS 6 News reports Northwest CC (think Calallen and Annaville) is cooling, with active listings up 23.4% year-over-year to 1,800 homes. Days on market stretched to 83, and median prices dipped 2.5% to $266K. Investor Sweet Spot: This spells distress central! Look for pre-foreclosures (up 15% in Nueces County, thanks to energy sector layoffs) in these NW suburbs, ripe for flips at 10-15% below comps. Plus, a tourism rebound could juice rental yields to a juicy 7% by spring '26. Get ready to scoop!
• Orchard's Refresh: Flood Zone Bargains & Bayfront Renos!
• Orchard's stats show median sales tanked 39.1% YoY to $140K over the last 30 days, with homes lingering 20% longer (75 days). We're talking a 6.2-month supply, a clear shift to buyer turf. Distressed Angle: Focus on flood zones in Flour Bluff and Portland where bank-owned listings spiked 25% post-hurricane. These babies are trading 20-25% under market – perfect for cash-flow multis. Pro Tip: Target bayfront adjacents for your renos; Port expansion is set to lift values 4-6% by mid-'25.
• Coastline Properties' Report: Tax Liens & Industrial Flips!
• Coastline Properties’ data confirms active listings are up 30.8% to 408 properties, pushing inventory to 7.5 months. Median list price held at $285K, but sales volume is down 18%. Investor Gold: Find Southside off-market distress from refinery slowdowns (hello, tax liens up 14%!). Commercial parcels in the ship channel area are undervalued by 18% – screaming for industrial flips. While a 3% price softening is forecast through '26, the LNG boom could double cap rates on value-add deals to a glorious 8-10%. Cha-ching!
• Zillow's Update: STR Demand & Padre Island REOs!
• Zillow lists 344 active investment properties in Corpus Christi, skewed towards high-cap-rate rentals like duplexes from $200K. Overall home values slipped 3.1% YoY to $218K, but here’s the kicker: 15% are REOs in Padre Island outskirts, hammered by windstorm claims and trading 25% below comps. Standout Stat: Visitor traffic is up 10% YoY, fueling short-term rental demand. Grab those distressed beach-adjacents for 12% gross yields, especially with military relocations from NAS Corpus Christi padding occupancy.
• Texas Ally Group: Tax-Delinquent Treasures & Industrial Appreciation!
• Texas Ally Real Estate Group's forecast shows statewide inventory up 30%, but CC's median only ticked up 0.3% to $266K amid 5.5% rate forecasts. The real gem? Tax-delinquent properties near the channel spiked 12%, and non-homestead foreclosures in Precinct 3 (like Portland) are selling at 40% discounts for bids. For distressed hunters, it's redevelopment heaven – stable energy jobs project 5% appreciation by '27 on those undervalued industrials, perfect for 6-8% cash-on-cash returns.

Man, Corpus Christi is practically shouting "opportunity!" right now for patient investors. It’s an affordable entry point with serious coastal upside. Which of these stats got your investor wheels turning? Ready to chase some leads on the Texas Riviera?

Thanks for listening to the "How to Invest in Corpus Christi Real Estate" podcast. Make sure to subscribe and leave us a five-star review to stay on top of the latest news, interviews, and strategies to help you cash in on the Corpus Christi real estate market!

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Good morning, afternoon, and good evening, Texas investors! Scott Carson here, and it's that time again – time for your December Texas Foreclosure Update! Grab your boots and your notebooks, because foreclosures are officially heating up like a Texas summer day in July. Roddy List data just dropped, and let me tell you, Q3 saw a massive surge in REOs hitting the market, with Houston leading the charge as one of the nation's most distressed cities. If you're ready to scoop up some serious Lone Star gold, tune in as we break down the county-by-county numbers for the upcoming December 2nd Super Tuesday auctions!

Grab Your County List HERE! Use the code WECLOSENOTES to save $20 on your order!

In this episode, you'll learn:

• 4,000 Foreclosures on the Block (Residential & Commercial): December 2nd is the day, with a whopping 4,000 properties statewide heading to auction. From residential gems to commercial opportunities, the sheer volume means there’s something for every savvy investor willing to dig!
• Houston Leads the Charge (Again!): Harris County clocks in with a jaw-dropping 655 properties, solidifying Houston's reputation as a hotspot for distressed assets. Dallas County (308) and Tarrant County (251) aren't far behind, proving the major metros are where the action is.
• San Antonio Sees a Surge: Keep your eyes peeled on Bexar County, which is sporting a hefty 405 foreclosures. Even Austin's Travis County (131) and North-Austin's Williamson County (53) are showing significant activity, meaning even the hotter markets are feeling the squeeze.
• Commercial Opportunities Abound: Beyond residential, Texas boasts 526 commercial properties hitting the auction block. North Texas (152), Central Texas (126), and East Texas (112) lead the regions, offering diverse chances for commercial real estate pros.
• REO Wave Incoming: Your Next Big Opportunity: Less property selling at auction means more bank-owned REOs (over 1,200 in Q3 alone!). We use these foreclosure lists to find distressed borrowers and investors, making direct contact with banks and attorneys. December's numbers are your roadmap to securing deals before the New Year's rush!

The bottom line? December isn't just for holiday cheer; it's a goldmine for Texas real estate investors. These numbers aren't just statistics; they're opportunities screaming your name. Whether you're targeting local markets or looking to leverage these lists for nationwide distressed debt, this update is your starting gun. If you're ready to stop listening and start doing, hit me up at talkwithscottcarson.com. As always, check out weclosednotes.tv for more insights. Go out, take some action, and let's turn these foreclosures into your next big win! Don't let these deals pass you by!

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From Door-to-Door Sales Rep to 7-Figure Entrepreneur in 8 Years

Do you want to achieve long-term financial stability and build wealth in a nontraditional way? Join me as I share the solution to achieving this result and transforming your financial future with my friend, Carly. Let's dive in and take control of our financial destinies!

In this episode, you will be able to:

• Discover unconventional methods for paying off debt and achieving financial freedom.
• Explore the surprising benefits of tiny living in RVs and how it can transform your financial outlook.
• Learn how to kickstart a successful business right out of college and turn your passion into profit.
• Uncover effective investing and saving money strategies to secure your financial future.
• Master the art of building wealth while effectively managing and paying off student loans.

About Carly DeFelice: Carly’s a Finance grad, entrepreneur, and money coach. She went from owing $35k to becoming debt-free with a nest egg over $100k by age 26 (earning only average pay). She then created, Best Money Class Ever, a live 4-week personal finance class. Her class teaches how to pay off debt, invest, and stress less about money. She was recently featured on CNBC, MSN, and Business Insider. You can find her on Instagram and TikTok @bestmoneyclassever. In her spare time she's learning how to use power tools and renovating her RV.

Watch the MSNBC VIDEO HERE!

Grab Carly's Checklist HERE!

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Good morning, good afternoon, and good evening, investors! Scott Carson here, and today we're chatting with a local Austin legend who’s bleeding burnt orange and making serious moves in real estate: Ian Noble from Runsteady Investments! Ian's journey is a Marvel origin story for the modern investor – from taking over his family's dry cleaning business right out of UT to masterfully pivoting into mobile home park syndications and private lending. If you've ever felt that entrepreneurial itch for something more, or just wanted to put your money to work (instead of letting the bank get rich off it!), this episode is your blueprint.

Ian’s not just talking theory; he's built his empire by rolling up his sleeves, learning the ropes from the ground up (literally, pressing clothes!), and then leveraging that hard-earned knowledge to scale into bigger, better, and much more passive real estate plays. Get ready to ditch the "it's not my job" mentality and learn how to make your dollars work harder for you!

In this episode, you'll learn:

• From Dry Cleaning Rags to Real Estate Riches: Discover Ian's unconventional path from taking over his family's Austin dry cleaning business (yes, he pressed clothes!) to selling it for 7 figures. Hear how his deep dive into operations, HR, and marketing provided the perfect entrepreneurial foundation for his real estate ventures, and why he found himself facing an "identity crisis" post-sale.
• The Mobile Home Park Gold Rush (and why it's NOT a "Trailer Park"): Prepare to have your mind changed! Ian unveils why mobile home parks are a hidden gem for investors, from providing affordable housing to enjoying incredibly long tenant retention (14 years average!). Learn how buying them can generate massive forced equity, provide strong cash flow, and offer fantastic depreciation benefits, often with lower operating expenses.
• Mastering Passive Investing with Syndications: Ian demystifies real estate syndications, explaining how he vets top-tier operators (he’s always the first investor in!) and pulls together capital for large-scale projects like mobile home parks. He shares why letting go of control was a mental hurdle for this entrepreneur but ultimately led to leveraging talent and maximizing returns.
• Become the Bank: The Power of Private Lending Funds: Explore the world of private lending through Ian's "low-risk" fund. Discover how his team funds fix-and-flippers, securing first lien positions at conservative LTVs, providing consistent 8-10% returns. It’s perfect for investors seeking stable income without market volatility – proving that sometimes, being the bank is the best gig in town!
• Strategic Growth & The "Give Every Dollar a Job" Philosophy: Ian shares actionable advice for aspiring investors, emphasizing that real estate is a long game and your first deal is your best teacher. Learn why it's crucial to put your money to work, give every dollar a job, and how to find the right investment vehicle (be it mobile home parks or private lending) that aligns with your risk tolerance and financial goals.

Ian's story is a powerful testament to the fact that passion, smart strategy, and a willingness to get your hands dirty (or clean, in his case!) can lead to incredible financial freedom. This guy is living proof that you don't need to be born into real estate to absolutely crush it.

Ready to put your money to work and maybe avoid some of those "kicked in the huevos" moments in today's market? Don't miss out on Ian’s insights! Head over to runsteadyinvestments.com to grab his exclusive "cheat sheet for passive investing" – it's linked in the show notes. Go out there, take some action, and we’ll see you at the top.

Connect with Ian HERE!

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Good morning, afternoon, and evening, real estate investors! Scott Carson here, ready to fuel your year-end deals. Tired of lazy retirement money? I’m joined by the "Big Enchilada," Nick Sahagan from Safeguard Advisors, to demystify the self-directed IRA LLC with checkbook control!

Nick shows you how to ditch Wall Street, grab control, and use your retirement funds for real estate, private lending, and more. Stop letting bureaucratic custodians drive Miss Daisy – it's time you took the wheel!

In this episode, you'll learn:

• Checkbook Control Unleashed: Nick explains how a specialized IRA LLC/trust puts you in direct command, letting you write checks & make deals fast.
• One-Stop Setup: Avoid the typical multi-institution headache. Safeguard bundles LLC creation, custodian, and a self-directed bank (Solera National Bank) into one seamless process.
• Rules of the Road: Understand prohibited transactions & disqualified persons to keep your investments compliant and your IRA safe from Uncle Sam. No crazy partners!
• Cost-Effective Control: Discover transparent, flat annual fees (not asset-based!) and how to avoid wire fees. An exclusive $100 discount with code NCS100 helps you get started!
• Speed is Power: Learn why having your SD-IRA ready before a deal is crucial. With a 1-2 week setup, you'll have dry powder to seize opportunities swiftly.
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This is your blueprint for maximizing retirement funds. Grab that $100 discount, book a call with Nick, and make your money work harder. Go out, take some action, and we’ll see you at the top!

Book a call with Nick HERE!

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Good morning, afternoon, and evening, investors! Scott Carson here, ready to drop some serious knowledge bombs on your day-to-day investing strategies. Today, we're talking with a true titan of Texas real estate finance, Michael Hoffman, founder and CEO of Longhorn Investments! Since 2008, Mike and his team have funded over 10,000 loans and $2 billion, helping investors nationwide (with about 50% of that still right here in Texas!) turn fixer-uppers into cash-flowing dreams. If you're buying, fixing, and flipping, you're gonna want to grab a burnt orange pen, because Mike’s insights are pure gold – and he's not afraid to tell you why HGTV is fictional!

In this episode, you'll learn:

• Hard Money 101 & First-Time Investor Hacks: Mike demystifies hard money lending: it's asset-based, faster than banks (5-7 days!), and funds up to 100% of loan-to-cost (up to 70% ARV). Plus, hear how Longhorn empowers first-time fix-and-flippers by focusing on the deal's viability (hello, appraisals!), not just your experience level.
• The Truth About Deals & Rehabs (and why HGTV is Fiction!): Learn why Longhorn meticulously vets every deal – they want you to succeed, not foreclose! Mike stresses the vital importance of hiring a reputable contractor (not the cheapest, and definitely not you for wall-moving projects!) and the necessity of actively overseeing your rehabs to avoid "mucking up the machine."
• Lender Goals & Market Realities: Mike pulls back the curtain on what motivates a good hard money lender: they're in the note business, not the "loan-to-own" business! Discover why quick draw disbursements (48-72 hours!) are crucial for project success, and how to spot lenders who might be running on fumes. Plus, understand how current market conditions are affecting loan terms and borrower strategies.
• Property Preferences & Geographic Boundaries: Longhorn's sweet spot? Workforce housing (ARVs under $400k) and brick, 3-bed/2-bath homes built pre-1970s. Mike explains why they avoid mobile homes (unless they're real estate!), condos (those HOA assessments are no joke!), and "Podunkville" locations (you gotta sell it to someone!).
• Passive Investing Powerhouse: The Trident Fund: Get an exclusive peek behind the curtain at Trident Realty Investments, the $222 million evergreen fund that bankrolls Longhorn's loans. Discover how accredited investors can target a 10% return (with a 1-year lockup) by investing alongside Mike, who's always the first investor in. It’s a transparent, stable way to put your lazy capital to work!

This episode with Michael Hoffman is a masterclass in navigating the hard money landscape, offering candid advice and battle-tested strategies for investors at every level. Mike isn't just a lender; he's a partner in your success, even if that means telling you to walk away from a bad deal!

Ready to get your next fix and flip funded without all the drama? Or maybe you're looking for a smarter way to invest passively? Head over to LonghornInvestments.com to connect with Mike's team, get pre-qualified, and turn those investment dreams into reality! Go out, take some action, and we’ll see you at the top!

Watch the Original Video of this Episode HERE!

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Good morning, good afternoon, and good evening, investors! Scott Carson here, and boy, do we have a treat for you! Ever wanted to tackle Texas creative financing—think subject-to, wrap-around mortgages, and assumptions—without, shall we say, foul-ups? Good, because I've brought on the man, the myth, the legend himself: T Alan Ceshker from the Ceshker Law Firm! With over 30 years in the game and a proud 5th-generation Austinite, Alan is the go-to guy for navigating the Lone Star State's unique legal landscape. He’s helped thousands of investors get these specialized transactions right, so you don't end up with an "Amityville Horror" on your hands. If you're eyeing those sweet, low-interest mortgages and distressed borrowers, this episode is your official "Don't Screw It Up" guide!

In this episode, you'll learn:

• Demystifying Texas Creative Financing (Alan's Way!): Alan cuts through the jargon, explaining why he calls everything a "wrap" (even assumptions and sub-to deals!) from a legal standpoint, and why "sub-to" is a term he strategically avoids. Learn the core concept: it's "just seller financing" where the existing mortgage stays, and the seller dons a new "lender" hat.
• Bulletproof Contracting for Texas Wraps & Assumptions: Discover Alan's ingenious "math word problem" solution for drafting contracts that account for fluctuating payoff amounts in assumptions, bypassing Paragraph 3 headaches. For wraps, it's as simple as standard seller finance! Plus, get the crucial "disclose, disclose, disclose" mantra to avoid those pesky investor amnesia cases years down the road.
• Taming the Due-on-Sale Beast with Trusts: Unpack the infamous due-on-sale clause—what it means, why lenders usually don't call it (but sometimes do!), and how Alan's proprietary "due on sale trust" structure leverages the Garn-St. Germain Act for protection. You'll hear about specific lenders (looking at you, Home Loan Servicing!) that raise flags and why downloading generic trust forms is a bad idea.
• Non-Negotiable Insurance & Legal Compliance: This is HUGE. Alan reveals the #1 reason wraps fail: incorrect insurance. Learn the exact structure (seller as additional insured, not just interest; lender as mortgagee clause) and why you must use a proven provider. Plus, understand the critical legal compliance points for Texas: RMLO requirements, the 5.016 disclosure, and the "no balloons, no ARMs" rule for baseline compliance.
• Pro-Tips for a Smooth Ride (and Avoiding Foreclosure): Get actionable advice for managing your deals: conference calls with sellers for lender contact, the strategic use of Power of Attorney for checks, and Alan's "6% down" rule of thumb to mitigate default risk. He also stresses the importance of continuous communication with all parties to ensure smooth sailing and happy campers.

This episode with Alan Ceshker is an absolute masterclass in navigating the legal and operational intricacies of Texas creative financing. He's not just talking theory; he's giving you the battle-tested strategies to build a robust portfolio and avoid painful (and costly) mistakes. So, stop drawing deals on napkins, reach out to Alan’s team, and get ready to close some rock-solid transactions! Go out, take some action, and we’ll see you at the top!

Watch the Original VIDEO HERE!

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