How To Invest in San Antonio Real Estate

Are you tired of chasing the same tired foreclosure lists that every other investor in town is already cold-calling? In today’s market of chaos and distressed debt, the real "Monopoly" winners aren't just collecting $200 for passing Go—they are finding the deals six to twelve months before they ever hit the public radar.

In this episode, Scott Carson pulls back the curtain on a massive influx of distressed debt hitting the market. We’re talking about "loan level" data on thousands of notes across the country where borrowers are 6, 12, or even 24 months behind on payments. Whether you are a "hustler" looking for your next creative real estate deal or a realtor hungry for fresh listing leads, this episode shows you how to tap into a private stream of opportunities that most people don't even know exist.

• The "Crumb Investor" Advantage: Why you don't need a billion-dollar license to profit from the massive portfolios being moved by banks and hedge funds.
• Deep-Dive Data: Understanding "loan level" information, including exact addresses, equity positions, and exactly how many months a borrower is in default.
• Creative Exit Strategies: How to turn these distressed leads into "Subject To" deals, owner financing opportunities, or traditional listings.
• Geographic Opportunities: Why this isn't just a Texas or Florida play—opportunities are popping up in New York, New Jersey, and even Alaska and Hawaii.
• The Partnership Model: How to work with Scott to get these leads delivered to your inbox once or twice a month, either through a small fee or a referral relationship.
• Due Diligence Support: How Scott’s team can now assist with BPOs, O&Es, and other critical due diligence documents for your deals.

The market isn't "bad"—it's just changing. If you are willing to pick up the phone, knock on a door, or start a mail campaign, there is plenty of room on the Monopoly board for you. Don't wait for the foreclosure auction; get the lead while the borrower is still in the early stages of default and nobody else is looking.

Watch the Original Video HERE!

Book a Call With Scott HERE!

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!

In this episode, Scott Carson breaks down the "Rinse and Repeat" method, a marketing strategy used by global giants like McDonald's to stay top-of-mind with their audience. Many investors make the mistake of "one and done" marketing—posting a video or sending a letter once and giving up when they don't see immediate results. Scott argues that to truly scale a real estate or note investing business, you must embrace remarketing your content, pitch decks, and case studies to ensure you are seen by more than just the small percentage of followers reached by initial algorithms. By leveraging modern AI tools and strategic scheduling, you can turn a single piece of high-quality content into a continuous lead-generation machine.

• The McDonald’s Marketing Model: Scott explains how major brands run the same 30-second ad thousands of times a week to build brand recognition, contrasting this with the typical investor's "one and done" approach.
• The 15-Minute Pitch Deck: Learn why a concise, fifteen-minute pitch deck is your most powerful tool for raising capital and how to effectively "chum the water" to attract private investors.
• AI-Enhanced Repurposing: Discover how to use tools like Gemini to transform one video transcript into multiple SEO-rich blogs, descriptions, and social media posts, making AI think you have more content than you actually do.
• Strategic Scheduling and Re-streaming: Scott shares his personal workflow for using tools like Restream and Buffer to broadcast live content multiple times and rotate infographics daily to maintain a consistent presence.
• Leveraging YouTube Analytics: Insights into using your channel's "Audience" data to determine the optimal times for uploading and live-streaming to maximize engagement and algorithm favor.

Success in raising capital and closing deals isn't just about creating content; it's about making sure that content is seen repeatedly by your target audience. Most sales are made after the fifth contact, yet most investors stop after the first. By applying the rinse and repeat method—tweaking titles, updating thumbnails, and rescheduling your best assets—you can build the credibility and recognition needed to dominate your local market. As Scott says, don't let your hard work fall on deaf ears; take action, use the tools available, and see you at the top.

Watch the Original Video of this Episode HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!

In this episode of the Note Closer Show, host Scott Carson sits down with real estate veteran Felipe Soares to dissect the realities of the 2026 fix-and-flip market. With over 18 years of experience and more than 400 rehabs under his belt, Soares provides a masterclass in transitioning from wholesaling to high-volume rehabbing without using your own capital.

Soares emphasizes that while the business is simple, it is far from easy. He argues that the biggest mistake investors make is failing to truly dial in their After Repair Value (ARV). In a market where values can fluctuate by 10% or more, Soares suggests that if you cannot accurately predict the ARV, you shouldn’t touch the deal. He also stresses the importance of the 78% rule; paying more than 78 cents on the dollar (including repairs and holding costs) often leads to negative returns for short-term projects.

Efficiency is the name of the game in 2026. Soares reveals his "rule of thumb" for timelines: every $10,000 in scope requires two weeks of work. To maintain this pace, he operates his own licensed construction umbrella, managing four dedicated general contracting crews that work exclusively for him. By purchasing materials directly and leveraging "Pro" relationships at major retailers, he maximizes margins while earning millions of travel points to fund a first-class lifestyle.

• The Power of Persistence: Soares shared how it took him 18 months to close his first $3,000 wholesale deal, proving that "putting in the reps" is the only way to reach $60 million in transactional volume.
• Precision Underwriting: Why the ARV is the ultimate "deal killer" and why investors must account for the 90-day FHA anti-flip seasoning rule when projecting exit timelines.
• Leveraging Technology: The use of AI tools like CubiCasa for instant floor plans and Richer Values for AI-driven appraisal data even in non-disclosure states like Texas.
• Relationship-Based Contracting: Why treating contractors "like family" and keeping them busy year-round is better than always chasing the lowest bid.
• High-Impact Aesthetics: Focusing budget on "Say Yes to the Dress" moments—specifically kitchens and master suites—using quartz counters, heated floors, and strategic lighting to trigger emotional buys.

Felipe Soares’ journey from an underage investor trying to sneak into networking events to a "Stud Muffin-aire" educator proves that success in real estate isn't about luck—it's about systems. By combining conservative underwriting with modern AI tools and a "boots on the ground" approach to project management, investors can navigate even the toughest market cycles. As Scott Carson notes, the only way to reach the top is to take these tactics and move into action.

Watch the Original VIDEO HERE!

Here is a list of websites and tools mentioned in this episode:

• CubiCasa: A free mobile app used to scan a house and generate a blueprint with actual measurements, CAD upgrades, and floor plans within minutes.
• Richer Values: An AI-powered tool that provides accurate After Repair Value (ARV) data and appraisal-level documentation, even in non-disclosure states like Texas.
• Real.Vision: A professional photography service used for high-end property marketing, providing interactive virtual tours, drone shots, and dedicated property mini-sites.
• Home Depot Pro & Managed Elite Account: Felipe leverages high-level "Pro" relationships and the "ProDesk" to get bulk discounts, special pricing on paint, and managed deliveries.
• Floor & Decor Pro: Used for interior design coordination and logistical management of flooring materials across multiple stores.
• REOLink: An LTE-based security camera system that runs on SIM cards and battery power, allowing for remote monitoring of job sites without Wi-Fi.

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!

Unlocking Wealth: Why 2026 is the Year of the "Lien Lord"

Are you tired of the "Three Ts" of real estate—Toilets, Tenants, and Trash outs? In a market where traditional deals are drying up and competition is fierce, seasoned investor Scott Carson is showing both new and experienced investors how to stop being a landlord and start being the bank. Welcome to the world of note investing, where you can stack massive cash flow and collect six-figure checks by purchasing distressed debt directly from banks at steep discounts.

Whether you're looking to supercharge your self-directed IRA or find a passive way to exit the fix-and-flip grind, this episode dives deep into real-world case studies—from $300-a-month steady cash flow to $250,000 gross profits on a single deal. It’s time to move past the outdated strategies of the 90s and learn how to leverage AI and bank relationships to build a premier deal flow in today's economy.

Key Takeaways from the Workshop:

• Becoming the Bank: Note investing allows you to earn above-average returns without the headaches of physical property management by purchasing first-lien mortgages at 70% of the value or less.

• Direct Bank Deal Flow: Learn how to bypass the MLS and foreclosure auctions by getting deal lists directly from the 5,000+ registered banks and 19,000+ lending institutions that need to move bad debt off their books.

• Diverse Exit Strategies: Discover 11 different ways to profit, including rehabbing the borrower to reinstate payments for long-term cash flow, offering "cash for keys" to gain equity, or foreclosing to sell the property as a fix-and-flip.

• Funding with OPM: You don't need millions to start; Carson explains how to use Other People’s Money (OPM) or self-directed IRAs to fund deals, allowing for tax-free growth and infinite rates of return.

• Modern Marketing & AI: Stay ahead of the competition by utilizing AI tools and automated marketing strategies designed for the 2026 market to identify "duds" during due diligence and find the best "cherry-picked" notes.

The "sexy side" of real estate isn't about swinging a hammer; it's about owning the paper. If you're ready to stop chasing deals and start having banks send them to you, join the upcoming Austin Virtual Note Buying Workshop from February 27th to March 1st. With a 100% money-back guarantee and a tuition refund if you close a deal in your first six months, there’s no reason to stay on the sidelines. Visit http://notebuyingfordummies.com to claim your 50% discount and start your journey to becoming a "Lien Lord" today!

Watch the Original Video of this Episode HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!

In the fast-paced world of 2026, many entrepreneurs are making a fatal mistake: they are building their entire business on "rented land". Whether you are a note investor, a realtor, or a fix-and-flipper, the reality is that we are all in the marketing business first. If your primary way of reaching clients is through a free platform like Facebook or LinkedIn, you are one algorithm change or account deletion away from having your business vanish overnight.

I’ve seen it happen to the best of us. From podcasting experts losing 20-year-old accounts to major email services flagging databases, the message is urgent: you must own your data. Success in today’s market isn't just about finding deals; it's about "carpet bombing" your message across multiple channels while funneling every lead into a database you actually control.

• Own the "Gold" (Name, Email, and Phone): Social media followers are great for presence, but the only true assets you own are your contacts' names, email addresses, and cell phone numbers. These three pieces of information are the most valuable resources in your business, allowing you to bypass platform gatekeepers and connect directly with your audience.

• The Power of the Weekly Drip: Consistency is the antidote to being forgotten. You should be sending at least one email per week to your database to stay top-of-mind. Frequent communication leads to lower opt-out rates because you are building a relationship rather than just asking for money when you have a deal.

• Leverage AI for Content Multiplicity: You don't need to spend hours writing from scratch. Use AI to take a single long-form video or podcast transcript and "chop" it into 30 short-form videos, blogs, and newsletters. This "multi-touch" approach ensures you are seen on every platform—from LinkedIn newsletters to YouTube—without doubling your workload.

• Implement "Mother Ship" Landing Pages: Every piece of content should lead back to your "mothership"—your website. Use simple one-page landing pages with "opt-ins" like free classes or case studies to capture lead information. Even if they don't buy immediately, you've captured the data necessary for future marketing.

• The "Jab, Jab, Jab, Right Hook" Philosophy: Most investors fail at raising capital because they only reach out when they are desperate for a deal. Instead, provide value through "edutainment"—sharing case studies, industry articles, and networking updates. By giving 75% of the time, your "ask" for funding will feel like a natural opportunity for your investors rather than a cold pitch.

Don't let your business fade away like a character in a movie. If you aren't growing your database, you aren't growing your income. Start by exporting your contacts from LinkedIn or your calendar service and moving them into a dedicated CRM. Remember, email still provides the highest ROI in marketing—returning roughly $44 for every $1 spent. Stop being a "secret agent" and start sharing your journey consistently.

Watch the Original Video of this Episode HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!

Building Your Real Estate Dream Team: Why Lone Wolves Lose (and How to Win!)

Hey everybody! Scott Carson here, and with the Super Bowl almost upon us, it got me thinking: what makes a championship team? It's certainly not one person trying to play every position. The same goes for real estate investing! Too many of you are trying to be the quarterback, running back, offensive line, and even the water boy all at once. Spoiler alert: you're gonna get sacked, big time.

I used to coach new investors hands-on, and the most successful ones always did their homework: assembling a "Dream Team" of investor-friendly professionals. You can't be a solo-preneur and expect to scale your wealth. It's time to stop thinking you can do it all and start building your championship roster.

Here's your blueprint for assembling a winning real estate dream team:

• Your Home Base: The Investor-Friendly REIA Club: First, find your tribe! Your local Real Estate Investor Association (REIA) is the ultimate recruiting ground for investor-friendly realtors, title companies, lenders, and fellow investors. Go to REiclub.com, Meetup.com, or Google your city – there's a club for every market. Don't be a wallflower; get there early and network!
• The Quarterback & Offensive Line: Realtor & Title/Attorney: You need an investor-friendly realtor for comps, market insights, and even rehab ideas. Pair them with a savvy title company (especially for creative deals) or a real estate attorney for complex closings and entity structuring. These are your foundational players!
• The Money Backfield: Hard & Private Money Lenders + IRA Custodians: Finding capital is key! Network with hard money lenders for fix-and-flips and identify private money lenders. Ask your existing lenders and title reps if they know private investors. Also, connect with an IRA custodian, preferably local, who specializes in self-directed accounts.
• The Defense: Your Boots-on-the-Ground Vendor Crew: Build a reliable network of contractors (roofers, HVAC, plumbers, electricians), landscapers, and pest control. Get three bids, always, and don't be afraid to utilize side-hustle contractors for cost savings. Your realtor can often provide invaluable referrals here.
• The Coaching Staff: Mentors & Coaches (Like Me!): Even the best teams have coaches. Whether it's a dedicated real estate coach (like yours truly!) or specialists in areas like due diligence or BPOs, external guidance helps you avoid costly mistakes and leverage experience.

You are not Adam Sandler in The Longest Yard trying to throw it to yourself with no blocking. You need blockers! You need people to take tasks off your plate, provide expertise, and even bring you deals. My mom thought I'd be a football coach; instead, I'm a real estate coach helping investors build teams.

Stop being the bottleneck. Leverage your network, trust your team, and empower yourself to delegate. If you need help finding vendors, due diligence support, or just a coach to guide you, reach out. Let's put your dream team together, ladies and gentlemen. Go out, take some action, and we'll see you at the top!

Watch the Original Video of this Episode HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!

The Texas real estate market is constantly shifting, and for savvy investors, the monthly foreclosure auctions—often called Super Tuesday—provide a unique window into emerging opportunities. This February, while total foreclosure numbers across the state have seen a slight dip compared to last month, the data reveals specific pockets of activity that investors should be watching closely.

Whether you are looking for residential flips, commercial assets, or distressed notes, staying ahead of the numbers is key to making informed bids. Let’s dive into the latest data across the state's largest counties.

According to the latest data from Roddy’s List, the Texas foreclosure landscape is showing some interesting trends this month:

• Overall State Numbers: There are currently 3,811 total foreclosures scheduled across Texas, a small decrease from the approximately 4,000 recorded last month.

• Commercial vs. Residential: Out of the total filings, 504 are commercial foreclosures, leaving 3,307 residential properties hitting the auction block.

• Commercial Hotspots: Central Texas (Austin/San Antonio) leads the commercial sector with 144 filings, followed closely by North Texas (DFW) with 138, and East Texas (Houston) with 109.

• West Texas Stability: True to its history, West Texas remains steady and low with only 23 commercial foreclosures.

The activity varies significantly depending on which major metropolitan area you are targeting. Here is how the residential numbers look for some of the largest counties in the state:

• Harris County (Houston): Remains the "behemoth" with a whopping 640 residential foreclosures this month.
• Bexar County (San Antonio): Showing higher than usual activity with 342 filings.
• Dallas & Tarrant (DFW): Dallas County has 311, while Tarrant County sits at 228.
• Hidalgo County: A surprising surge in South Texas with 198 residential properties set for auction.
• Travis County (Austin): A relatively low count for its size, with only 115 filings.
• Other Notable Areas: Fort Bend has 116, Montgomery has 110, and El Paso is seeing an increase with 85 filings.

For investors, these lists represent more than just properties; they are a gateway to various strategies. You might find a direct REO deal, a short sale opportunity, or even non-performing notes.

One of the best ways to utilize this information is to identify private lenders who are foreclosing. These individuals are often looking to exit a bad deal and may be willing to offer owner financing or lend on your future projects once you establish a relationship.

Despite a slight cooling in total numbers, the Texas foreclosure market remains a fertile ground for those who know where to look. From the high-volume streets of Harris County to the growing distress in Hidalgo, there is something for every type of investor this Super Tuesday.

If you're ready to take action, head over to 4closure.info to pull your own lists and start your due diligence. Remember, success in real estate isn't just about the deal you find; it's about the action you take. We’ll see you at the auction! Make sure to use our discount code when you sign up! WECLOSENOTES

Watch the Original Video of this Episode HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!