The Note Closers Show - The #1 Podcast for Note Investing

Looking for a low-risk, high-yield opportunity to deploy your capital or retirement funds? In this episode of The Note Closers Show, Scott Carson breaks down a lucrative, short-term performing hard money loan right outside the thriving Dallas-Fort Worth metroplex in Mesquite, Texas! With a massive equity cushion, a strong 650-FICO borrower making 20% down, and a 49% Investment-to-Value (ITV) position, this short-term first lien note offers an incredible double-digit return over an 8-month hold period.

Whether you’re looking to get lazy money off the sidelines or want to see how real note investors calculate real returns and structure low-LTV deals, this case study is packed with practical numbers and actionable strategies!

• Property & Location Profile: A 1,854 sq. ft., 3-bed/2-bath single-family home (built in 1998) located in Mesquite, Texas—a high-growth corridor just east of Dallas along I-30.
• Valuation & Equity: Current fair market value sits between $318,000 and $320,000. The unpaid principal balance (UPB) is just $156,800, placing your investment at a remarkably safe 49% Loan-to-Value/ITV.
• Loan Structure: 1-year interest-only loan at 13% interest, generating $1,699/month in passive cash flow. Originated in April 2026 and maturing in May 2027 with a strong payment track record.
• Return Calculations: Total investment of $158,368 yields $13,005.92 in remaining cash flow over 8 months, resulting in an annualized return of 12.87%.
• Borrower Credentials: The rehab investor put 20% down into the property, holds a 650 credit score, and is actively rehabbing multiple DFW properties.
• Downside Protection & Exit Strategies: If the borrower defaults, Texas offers a fast <90-day foreclosure timeline. Investors can either get paid out in full at auction or negotiate a Deed-in-Lieu / Cash-for-Keys to acquire a high-equity property well below market value.
• Due Diligence Process: Essential steps including verifying rehab progress photos, double-checking comps, reviewing the loan collateral file, and pulling title.

Why let your money sit on the sidelines losing purchasing power when you can earn 12%+ on short-term, low-LTV real estate debt? If you’re ready to jump on this Mesquite deal, partner up, or explore other performing and non-performing notes, reach out directly!

📩 Email Scott: [email protected]

📅 Book a Call: talkwithscottcarson.com

🎟️ Join the Virtual Note Buying Workshop (August 29–30): Register for just $99 at notebuyingfordummies.com!

Go out, take some action, and we’ll see you at the top!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Sign up for the next FREE One-Day Note Class HERE!

Sign up for the WCN Membership HERE!

Sign up for the next Note Buying For Dummies Workshop HERE!

Love the show? Subscribe, rate, review, and share!

• Here’s How »

Join the Note Closers Show community today:

• WeCloseNotes.com
• The Note Closers Show Facebook
• The Note Closers Show Twitter
• Scott Carson LinkedIn
• The Note Closers Show YouTube
• The Note Closers Show Vimeo
• The Note Closers Show Instagram
• We Close Notes Pinterest

Welcome back, note investors! Scott Carson, "The Note Guy," is diving into a high-potential case study straight out of the hot Dallas-Fort Worth metroplex! In this breakdown, Scott walks through a vacant reverse mortgage (HECM) deal located in Grand Prairie, Texas. With an unpaid legal balance sitting far below the market value, this deal offers multiple exit strategies—whether you are looking for a quick 90-day foreclosure flip or taking it back as an REO for a massive profit margin.

If you've been curious about how to analyze real estate debt, structure winning bids, and generate annualized returns ranging from 40% to over 80%, this episode is packed with numbers, strategy, and actionable steps!

• Property Overview: A 3-bedroom, 2-bathroom, 1,505 sq. ft. home built in 1969, sitting in the Grand Prairie (DFW) area.
• Loan Details: High Equity Convertible Mortgage (HECM / Reverse Mortgage) where the original borrower has passed away, leaving the home vacant.
• Valuation & Balance: Property value sits around $263,000 against a $176,000 total legal balance owed on the loan.
• Strategy #1 (Quick Foreclosure Flip): Bidding at 80%–90% of the legal balance allows investors to target a $18K to $35K gross profit directly at the 90-day foreclosure auction.
• Strategy #2 (REO Takeback & Rehab): Foreclosing, spending ~$30K in cosmetic interior cleanup/renovations, and reselling on the retail market yields a projected $49,000 net profit (a 52% annualized ROI).
• Due Diligence Steps: How to review interior photos/BPOs, double-check legal heirship notices, pull title work, and work alongside foreclosure attorneys.

Opportunities like this Grand Prairie reverse mortgage showcase the true power of being the bank. Whether you have capital ready to deploy or want to partner on high-yield real estate notes, now is the time to take action!

Got $150K to $200K ready to invest, or interested in submitting an offer on this specific deal? Contact Scott directly at [email protected] or schedule a strategy call at talkwithscottcarson.com!

🔥 Want to learn how to find, fund, and flip note deals yourself? Join us for the upcoming Virtual Note Buying Workshop on August 29th & 30th! For just $99, you’ll get live Zoom access to two full days of training, plus full recordings and replays. Reserve your spot today, take action, and let's make your second half of the year your most profitable yet!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Sign up for the next FREE One-Day Note Class HERE!

Sign up for the WCN Membership HERE!

Sign up for the next Note Buying For Dummies Workshop HERE!

Love the show? Subscribe, rate, review, and share!

• Here’s How »

Join the Note Closers Show community today:

• WeCloseNotes.com
• The Note Closers Show Facebook
• The Note Closers Show Twitter
• Scott Carson LinkedIn
• The Note Closers Show YouTube
• The Note Closers Show Vimeo
• The Note Closers Show Instagram
• We Close Notes Pinterest

Welcome back to The Note Closers Show! In today's episode, your host Scott Carson—"The Note Guy"—is joined by a special guest, Rob Bergeron, the "tilapia of realtors" turned real estate investor, AI enthusiast, and founder of offmarket.deals.

If you want to discover how to scale your deal flow, leverage AI for massive offer volume, navigate novations, or enter the highly profitable world of mortgage note investing, this action-packed episode delivers raw, practical strategies straight from two seasoned industry experts!

• Rob’s Journey: How Rob scaled his career in Louisville, KY through sheer hustle on Craigslist, attending 6–7 weekly meetups, and hosting massive networking events that brought California capital into Kentucky real estate.
• The Off-Market Ecosystem: How Rob built offmarket.deals to connect thousands of real estate investors directly with buyers, sellers, and lenders without friction.
• What is Note Investing? Scott Carson explains note buying like you're 5—how buying distressed debt at a steep discount turns you into "the bank" without managing tenants, toilets, or trash.
• Reforming Distressed Borrowers: Why 70% of non-performing note strategy revolves around helping distressed borrowers stay in their homes rather than jumping straight to foreclosure.
• Massive LOI Strategy & AI Integration: How Rob sends out thousands of Letters of Intent using AI to track responses and capture seller finance and short-sale opportunities.
• Understanding Novations vs. Assignments: The legal distinction between novations and assignment contracts, and why novation agreements are becoming a crucial tool as state laws tighten around traditional wholesaling.
• Real-Time Data Advantage: Why accessing real-time courthouse records and pre-violation data gives investors a 7-to-10-day competitive edge over standard lead lists.
• Building Micro-Communities: How hyper-local networking, creative third-space concepts, and transparent storytelling fuel long-term business growth and personal health advocacy.

Don't miss out on these actionable insights that will transform the way you approach creative real estate financing, lead generation, and mortgage debt!

👉 Check out Rob's Off-Market Deals Platform: offmarket.deals

👉 Learn More About Note Investing: Subscribe to The Note Closers Show and dive into our free educational resources!

If you found value in this episode, hit that Like button, leave us a 5-star review, and Subscribe for new episodes packed with game-changing real estate strategies every week!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Sign up for the next FREE One-Day Note Class HERE!

Sign up for the WCN Membership HERE!

Sign up for the next Note Buying For Dummies Workshop HERE!

Love the show? Subscribe, rate, review, and share!

• Here’s How »

Join the Note Closers Show community today:

• WeCloseNotes.com
• The Note Closers Show Facebook
• The Note Closers Show Twitter
• Scott Carson LinkedIn
• The Note Closers Show YouTube
• The Note Closers Show Vimeo
• The Note Closers Show Instagram
• We Close Notes Pinterest

Are you ready to stop chasing traditional real estate flips and start dominating the high-yield world of paper investing? In this episode of The Note Closers Show, Scott Carson breaks down a highly lucrative, real-world case study on a vacant, non-performing reverse mortgage (HECM) located in the booming market of Waco, Texas—home of Baylor University! This unique asset has been on the radar for nearly a year, and Scott shares exclusive details after personally driving the neighborhood and walking the exterior of this red-brick family home.

When an elderly reverse mortgage borrower passes away, the family often walks away, leaving a property packed with hidden equity and a fast-track path to profitability for savvy note buyers. Scott pulls back the curtain on the asset’s internal BPO, dissecting the interior condition, the layout of the property, and the exact foreclosure timeline in the state of Texas. You will learn how to analyze the legal balance against real-world comps, manage a cosmetic "lipstick on a pig" clean-out budget, and protect your capital from market devaluations.

Whether your goal is a quick 90-day foreclosure auction exit that yields a staggering 40% to 80% annualized ROI, or taking the asset back as an REO to capture a $39,000 net profit, this episode delivers the exact step-by-step numbers you need to replicate this strategy. Scott also maps out the critical due diligence items every investor must verify, from pulling fresh title reports to utilizing a realtor walk-through before pulling the trigger. Tune in to discover how short-term distressed note plays can secure major double-digit returns for your self-directed IRA or passive investment portfolio!

• Understanding HECM Investing: What happens when a reverse mortgage borrower passes away, and how investors can capitalize on the resulting distressed debt.
• Waco Market Dynamics: A deep dive into a 3-bed, 2-bath brick property located right around the corner from the highly rated Waco Midway community.
• Dissecting the Case Study Numbers: Breaking down the $148,000 legal balance against a Zillow fair market value of $214,000.
• The 80% vs. 90% Par Bidding Strategy: How offering different price points on the legal balance changes your annualized yields and downside protection.
• Foreclosure Auction Exit: The mechanics of Texas's rapid 90-day foreclosure timeline and how an auction payoff generates immediate cash velocity.
• The REO & Rehab Blueprint: Budgeting for an interior clean-out, appliances, and paint while projecting a $225,000 retail exit strategy.
• Essential Due Diligence Checklist: How to leverage lockbox codes, review internal BPOs, identify potential title liens, and calculate true days on market.

Don't let your investment capital sit idle. Tap into the power of high-equity distressed paper today! Watch the full episode to see the video walk-through, and grab your tickets for our upcoming 2-Day Virtual Note Buying Workshop at NoteBuyingForDummies.com!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Sign up for the next FREE One-Day Note Class HERE!

Sign up for the WCN Membership HERE!

Sign up for the next Note Buying For Dummies Workshop HERE!

Love the show? Subscribe, rate, review, and share!

• Here’s How »

Join the Note Closers Show community today:

• WeCloseNotes.com
• The Note Closers Show Facebook
• The Note Closers Show Twitter
• Scott Carson LinkedIn
• The Note Closers Show YouTube
• The Note Closers Show Vimeo
• The Note Closers Show Instagram
• We Close Notes Pinterest

Are you tired of leaving your investment capital sitting on the sidelines, waiting for the "perfect" real estate deal to come along? In this episode of The Note Closers Show, Scott Carson delivers a massive shortcut to double-digit returns without the headaches of traditional property management, intensive due diligence, or multi-decade commitments. We are breaking down a high-yield, short-term case study on a performing Texas hard money loan located in the fast-growing market of Richardson, Texas—just north of Dallas.

Discover how a seasoned, nationwide hard money lender is looking to recapitalize their growing business by selling off pieces of a $13 million performing paper portfolio. This featured asset is a true first lien secured by a vacant, four-bedroom red brick probate property undergoing a light cosmetic refresh by an experienced local rehabber. With $36,000 of the borrower’s own skin in the game and a disciplined 70% loan-to-after-repair-value (ARV) cushion, this asset is built from the ground up to protect investor capital while kicking off serious cash flow.

Scott walks you step-by-step through the underlying numbers, explaining how purchasing this note at par delivers a powerful 12.89% cash-on-cash ROI over a brief 11-to-12-month timeline. You will also learn about the "Rule of 72" and how securing a consistent 12% interest rate can put your retirement funds or self-directed IRA on the fast track to doubling every six years. Whether you want to step into an immediate monthly stream of $3,298, let the originating lender handle all ongoing servicing and rehab monitoring, or learn the exact steps to foreclose and capture a massive equity spread if things go sideways, this episode is your ultimate guide to truly passive real estate wealth.

• The Power of Short-Term Paper: Why a 1-year performing hard money loan is a perfect alternative to long-term 30-year notes for agile capital allocation.
• Richardson, TX Case Study: Detailed asset breakdown of a 4-bed, 2-bath probate property sitting in a highly desirable DFW submarket.
• Dissecting the Numbers: Understanding the math behind a $304,000 note balance yielding an impressive 12.89% ROI.
• Built-In Downside Protection: Why a 70% LTV, a strict lender escrow holdback, and $36,000 in borrower skin in the game keeps your investment secure.
• True Passive Investing: How the original lender retains servicing, monitors the rehab progress, and handles downside management on your behalf.
• The Rule of 72 Explained: How to implement a repeatable "rinse and repeat" model to double your investment capital every six years.
• Due Diligence and Legal Rights: Navigating first lien positions, reviewing credit/FICO profiles, and leveraging Texas’s fast 30-day foreclosure process.

Ready to stop waiting and start taking action? Don't let your lazy assets lose value to inflation. Tune in, learn the blueprint, and grab your tickets for our upcoming Virtual Note Buying Workshop at NoteBuyingForDummies.com to take your investing to the next level!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Sign up for the next FREE One-Day Note Class HERE!

Sign up for the WCN Membership HERE!

Sign up for the next Note Buying For Dummies Workshop HERE!

Love the show? Subscribe, rate, review, and share!

• Here’s How »

Join the Note Closers Show community today:

• WeCloseNotes.com
• The Note Closers Show Facebook
• The Note Closers Show Twitter
• Scott Carson LinkedIn
• The Note Closers Show YouTube
• The Note Closers Show Vimeo
• The Note Closers Show Instagram
• We Close Notes Pinterest

Are your investment dollars sitting idle in a self-directed IRA or low-yield account while inflation eats away at your buying power? In this episode of The Note Closers Show, Scott Carson sits down with members of the WCN community to reveal a massive opportunity in short-term performing paper. A seasoned, 20-year veteran of the real estate industry—and former operator of one of the largest "We Buy Ugly Houses" franchises in Dallas—is recapitalizing his $15 million hard money lending portfolio by offering investors access to double-digit performing notes across 15 states!

Discover how you can step into fully originated, double-digit performing first-lien notes with loan amounts ranging from $50,000 to over $300,000. Scott breaks down why these 12-month interest-only loans offer the ultimate sweet spot for investors who want short-term capital velocity without locking up funds for 30 years or managing property rehabs. Learn how the originating lender retains all ongoing loan servicing, manages draw holdbacks, monitors photo updates, and handles any necessary downside enforcement so you can sit back and collect true passive cash flow.

Scott also walks you through the power of capital arbitrage. Learn how to raise private money at 7% or 8% to fund 12% performing paper, locking in an infinite rate of return on the spread while putting lazy capital to work. From analyzing borrower experience levels and 70% LTV buffers to navigating fast-foreclosure states like Texas, Georgia, and North Carolina, this episode is your complete blueprint for high-yield, short-term note investing.

• Inside a $15M Performing Tape: Why a veteran hard money lender is selling off double-digit paper to recapitalize and expand loan originations.
• The Power of Short-Term Notes: Why 1-year interest-only loans provide maximum flexibility and capital velocity for self-directed IRA investors.
• Built-In Downside Risk Protection: How a 70% LTV threshold, strict borrower skin-in-the-game, and repair holdbacks safeguard your principal.
• True Passive Loan Servicing: How the originator handles interest collections, draw disbursements, photo updates, and borrower monitoring.
• The Spread Arbitrage Strategy: How to raise private investor capital at 7–8% to fund 12%+ notes, creating an infinite rate of return.
• Evaluating Borrower Risk: How to analyze borrower experience levels, loan maturities, and regional market liquidity across Texas, Ohio, and North Carolina.
• Fast-Track Foreclosure Protection: Leveraging non-owner-occupied business loans and fast-foreclosure legal frameworks in top target states.

Ready to get your lazy assets off the bench and generating real yield? Stop waiting for the perfect deal and start putting your money to work today! Watch the full episode, examine the numbers, and register for our upcoming 2-Day Virtual Note Buying Workshop at NoteBuyingForDummies.com to master the note business from the ground up!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Sign up for the next FREE One-Day Note Class HERE!

Sign up for the WCN Membership HERE!

Sign up for the next Note Buying For Dummies Workshop HERE!

Love the show? Subscribe, rate, review, and share!

• Here’s How »

Join the Note Closers Show community today:

• WeCloseNotes.com
• The Note Closers Show Facebook
• The Note Closers Show Twitter
• Scott Carson LinkedIn
• The Note Closers Show YouTube
• The Note Closers Show Vimeo
• The Note Closers Show Instagram
• We Close Notes Pinterest

Ever wanted to pull a six-figure profit out of a property without ever swinging a hammer, dealing with a tenant, or managing a single contractor? Welcome to the lucrative world of Texas reverse mortgage note investing.

In this episode of 50 Note Deals in 50 Days, host Scott Carson breaks down a fascinating, real-time case study on a Texas reverse mortgage (HECM) foreclosure deal currently sitting on his desk. Scott walks you step-by-step through a non-performing loan on a vacant, highly equity-rich property in Wichita Falls, Texas. You will learn how buying the debt—instead of the physical real estate—allows you to structure a deal that can yield a massive 80% annualized ROI in a fast foreclosure state like Texas, or convert into an REO with a potential $113,000+ net profit. Whether you want to invest your own capital or learn how to leverage OPM (Other People's Money) using Self-Directed IRAs for infinite returns, this episode lays out the exact underwriting, numbers, and exit strategies you need to know.

• The Asset Overview: A spacious, updated 3-bedroom, 2.5-bathroom, 2,630-square-foot home built in 1959, situated on nearly half an acre (0.4 acres) in Wichita Falls, Texas.
• The HECM (Reverse Mortgage) Scenario: The previous borrower has been deceased for two years, leaving the home vacant with a significant cushion of equity. Because it is a reverse mortgage, there is no chance of a workout with the borrower—meaning foreclosure is the definitive path forward.
• The Massive Equity Gap: The property has an Unpaid Principal Balance (UPB) of $108,000, while the conservative fair market value sits at $292,000 (with a previous BPO at $315,000)—representing a massive $184,000 spread in equity.
• Exit Strategy A (The Fast Foreclosure & Auction): Scott shares his bid strategy of offering 80% of UPB ($86,500). If the property sells at foreclosure auction in Texas’s fast 90-day timeline, you net a quick $21,600 profit—yielding an 80% annualized ROI.
• Exit Strategy B (The REO Rehab & Retail Sale): If the property doesn’t sell at auction and you take it back as an REO, Scott details how a $50,000 rehab (mostly cosmetics like paint, carpet, and appliances) plus holding and closing costs can still net a staggering $113,400 profit on a retail sale of $292,000.
• Structuring Private Capital for Infinite Returns: Learn how to raise capital from passive IRA investors. Scott outlines how to structure a 10% return for your funding partner, allowing you to pay them their interest and pocket a clean $19,000+ in profit on a quick auction payoff without using a single dime of your own cash.
• Essential Due Diligence Steps: Discover the critical checks required before pulling the trigger, including obtaining interior lockbox codes, analyzing local days on market, pulling fresh BPOs, and thoroughly reviewing the collateral and title files.

Why fight the fierce competition on the MLS when you can buy the bank’s position at a massive discount? Non-performing reverse mortgage notes represent one of the most profitable, low-risk niches in real estate because the equity protection is already built right into the deal. If you are ready to stop chasing skinny-margin wholesale deals and want to start partnering on high-yield note acquisitions, this episode is your blueprint. Don’t wait on the sidelines. Reach out to Scott directly at [email protected] or book a strategy call at TalkWithScottCarson.com. Plus, grab your early bird tickets for the upcoming virtual workshop at weclosenotes.com and learn how to master note investing from the ground up!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Sign up for the next FREE One-Day Note Class HERE!

Sign up for the WCN Membership HERE!

Sign up for the next Note Buying For Dummies Workshop HERE!

Love the show? Subscribe, rate, review, and share!

• Here’s How »

Tired of skinny profit margins, fighting over overpriced retail listings, and dealing with the constant headaches of being a landlord? Welcome to the ultimate real estate loophole: Note Arbitrage.

In this episode, seasoned real estate investor Scott Carson breaks down a powerful, real-world case study from his "50 Note Deals in 50 Days" series. You will discover how to acquire a prime, owner-occupied performing mortgage note in San Antonio, Texas, and structure it to generate an infinite rate of return using Other People’s Money (OPM). Scott walks you step-by-step through the exact math, showing you how to buy bank debt at a discount, pay a passive investor a strong 8% return, and pocket the difference in pure, monthly cash flow without ever fixing a toilet, chasing a tenant, or swinging a hammer. Whether you want to supercharge your Self-Directed IRA or learn how to act as the bank instead of the landlord, this masterclass shows you exactly how to scale a wealth-building portfolio with zero of your own capital out of pocket.

• The Asset Anatomy: A deep dive into a 1,288 sq. ft., 3-bed, 2-bath owner-occupied property in San Antonio, featuring heavy pride of ownership, a newer roof, updated siding, and a 4+ year history of on-time payments through a third-party servicer.
• Buying at an Institutional Discount: The property was originally financed at $145,000 with a $15,000 down payment. The Unpaid Principal Balance (UPB) sits at $126,750, and Scott explains how to acquire the note at 90% of UPB ($114,000).
• The Math Behind an 11.5% Return: How the note's original 9.9% interest rate yields a monthly P&I payment of $1,135. When purchased at a discount, this creates an immediate 11.9% gross return, netting 11.5% even after accounting for servicing fees.
• The Power of Note Arbitrage (OPM): How to bring in a passive Self-Directed IRA investor to fund the full $115,000 purchase price at an 8% interest-only return ($767/month), allowing you to keep a clean $333/month in net passive cash flow with zero of your own money in the deal.
• The 5-Year Exit Strategy for Infinite Returns: A breakdown of the amortization schedule showing how to hold the note for 60 months, collect the monthly spread, and then work with a mortgage broker to guide the borrower through a rate-and-term refinance. This pays off your passive investor in full while handing you an extra $4,800 back-end cash pop.
• Mitigating Risk & "Worst-Case" Foreclosure: Why Texas is a highly favorable note state (with a 30-day foreclosure timeline in Bexar County). Scott details how a default actually increases your overall yield by allowing you to take over a fully rehabbed asset at less than 80% of market value, creating an incredibly secure investment-to-value safety net.
• Tapping Into the Self-Directed IRA Goldmine: Learn why capital raising is easier than you think when you realize the average account balance sitting in a single Self-Directed IRA is $180,000—perfectly suited for funding individual note deals.

Why compete for property keys when you can own the system that prints the payments? Real estate note investing removes the drama of traditional landlording and replaces it with predictable, bank-level cash flow. As Scott Carson demonstrates in this case study, mastering note arbitrage means you can step into an infinite rate of return, build solid wealth blocks, and create a highly lucrative ecosystem for passive investors who will beg to do business with you again and again. Stop grinding on low-margin flips. If you are ready to stop dreaming and start executing, head over to TalkWithScottCarson.com to book a direct strategy call, or register for the upcoming Virtual Note Buying Workshop at [email protected] to turn these strategies into your financial reality today!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Sign up for the next FREE One-Day Note Class HERE!

Sign up for the WCN Membership HERE!

Welcome back to the 50 Note Deals in 50 Days case study series! In this episode, Scott Carson—"The Note Guy"—uncovers an extraordinary, under-the-radar sector of the distressed debt market: buying non-performing hard money loans directly from institutional portfolios at massive discounts. When a fund broker dropped a list of 29 nationwide hard money defaults on his desk, Scott immediately hopped in his car to personally audit an incredible investment opportunity sitting right in the West Side of San Antonio, Texas.

If you are a real estate investor who wants to learn how to transition from a traditional fix-and-flipper to an institutional "Lien Lord," this breakdown reveals the exact blueprint to intercepting foreclosure files. Discover the exact math behind snapping up a $150,500 legal unpaid balance for just $105,000, and how you can manipulate DSCR cash-out refinancing guidelines to print tax-free private wealth without ever lifting a hammer! Let’s get into the data.

• The San Antonio Duplex Profile: A highly lucrative, 97% structurally complete multi-unit layout featuring a 3-bedroom, 1-bath front home and a beautifully updated, converted 1-bedroom, 1-bath garage unit in the rear sitting on a spacious half-acre lot.
• The Hard Money Default Trap: Originally written in March 2024 as a short-term, 6-month fix-and-flip loan at a 13% interest-only rate (with an 18% default rate), the borrower stopped making payments in March 2026 after burning through three consecutive loan extensions.
• Instant Tenant Cash Flow Arbitrage: While the borrower completely defaulted on the underlying hard money debt, the property is currently occupied by active tenants paying an estimated, combined market rent of $2,100 to $2,400 per month.
• Deep Institutional Portfolio Discounts: The underlying hard money fund agreed to liquidate the $150,500 legal unpaid principal balance (UPB) at 70% of its face value, establishing a net note purchase price of just $105,000.
• The 42% Super Tuesday Auction Windfall: Because Texas is an incredibly fast foreclosure state, Scott analyzes the staggering return velocity of buying the debt just days before a scheduled foreclosure auction. Collecting the full debt balance at auction yields an immediate $45,000 profit—representing a 42% single-month cash ROI or an annualized return of over 500%.
• The Advanced DSCR Refinance Loophole: If the note doesn't sell at auction and converts to a Real Estate Owned (REO) asset, Scott maps out a strategy using a Debt Service Coverage Ratio (DSCR) lender to execute a rate-and-term refinance at an appraised $190,000 value, pulling out roughly $37,000 in tax-free cash while maintaining $500+ in net monthly rental flow.
• Squeezing the 90-Day Seasoning Rules: Scott details a critical compliance tip shared by institutional lenders: by placing a friendly private money lien on the property at foreclosure for the target refinance amount ($142,500), you bypass standard 90-day REO flip seasoning restrictions.

Institutional portfolios are actively liquidating hard money defaults below face value—creating an unprecedented buying window for liquid note investors. Secure your piece of the market right now:

• 📩 Review the 29-Asset Tape: Ready to inspect the collateral files, pull title reports, or partner with Scott on upcoming Texas, Florida, or Midwest hard money note liquidations? Email [email protected].
• 📞 Schedule an Investor Strategy Session: Learn how to quickly deploy your private capital or Self-Directed IRA funds into hyper-accelerated foreclosure timelines by scheduling a call at TalkWithScottCarson.com.

Watch the Original Video HERE!

Welcome back to the 50 Note Deals in 50 Days breakdown series! In this episode, Scott Carson—"The Note Guy"—takes us out to a booming, high-demand pocket of the San Antonio metroplex to review a rock-solid, performing first-lien mortgage note in Converse, Texas. If you have been looking for an incredibly secure, "set-it-and-forget-it" passive asset with a manicured pride of ownership and a stellar equity cushion, this case study gives you a complete operational blueprint.

Scott pulled up to this property himself just last Tuesday, confirming firsthand that the corner lot, massive backyard, and entire exterior are in pristine condition. You'll see the exact math behind acquiring this $168,000 legal debt balance at a deep discount for an all-in cost of $136,000. While its 6.7% to 8% yield serves as a highly reliable portfolio stabilizer compared to volatile assets like crypto, the true magic lies in the $32,000 built-in equity windfall waiting for you the second these long-term borrowers decide to sell or cash out!

• The Converse Property Profile: A spacious 4-bedroom, 2-bath, 2,334-square-foot brick home built in 1997, featuring an oversized 8,300+ square foot corner lot in a highly manicured neighborhood near Randolph Brooks Air Force Base.
• Boot-on-the-Ground Verification: Scott personally walked and drove by the asset to verify its condition, confirming excellent structural care, a massive backyard, and absolute occupant pride of ownership.
• The Post-COVID Re-Performing Backstory: Originally financed in 2004 for $87,000, the borrowers fell behind during COVID and filed a Chapter 13 bankruptcy in late 2021 to get back on track. They executed a formal loan modification in March 2022 at a 4% interest rate, shifting the back payments into a long-term forbearance agreement.
• Flawless 4-Year Performance Record: The occupants have successfully sustained a perfect payment track record for over four years straight since their modification, proving their long-term stability.
• Clean, Positive Escrow Accounts: The property features a fully functioning, positive escrow setup managed by a third-party servicer, ensuring all local property taxes and insurance premiums are fully accounted for month after month.
• The High-Safety Investment Math: Buying the $168,000 unpaid principal balance (UPB) at 80¢ on the dollar places the note purchase price at $134,400. Adding a standard $1,600 transaction fee creates an all-in cost of $136,000, netting an insulated 61% investment-to-value ratio against the home's $223,000 market valuation.
• Lien Lord Cash Flow vs. Landlord Headaches: Generating a steady $757.72 monthly P&I stream, this asset provides an immediate, hands-off passive yield without any of the negative cash flow or midnight maintenance stress of a traditional rental property.

Stop letting your self-directed investment capital sit idle on the sidelines waiting for the "perfect" complex deal. Take action right now:

• 📩 Submit an Asset Bid: Ready to review the clean payment history, check the collateral files, or partner up directly with Scott on this San Antonio note? Email [email protected].
• 📞 Schedule a Note Strategy Call: Review active note tapes, analyze deal spreads, or map out your private capital-raising goals with Scott at TalkWithScottCarson.com.
• 🎓 Claim Your Workshop Ticket: Learn the step-by-step master strategy to transition from a hands-on landlord to a hands-off "Lien Lord". Grab a virtual seat for our 2-Day Note Buying Workshop on August 29th and 30th for just $99 at NoteBuyingForDummies.com!

Watch the Original VIDEO HERE!

Book a Call With Scott HERE!

Sign up for the next FREE One-Day Note Class HERE!

Sign up for the WCN Membership HERE!

Sign up for the next Note Buying For Dummies Workshop HERE!

Love the show? S