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

Welcome to another high-impact episode of Money Mondays on WeCloseNotes.com! In this training, Scott Carson—"The Note Guy"—reveals why Harris County, Texas (Houston) is the ultimate operational bellwether for the entire United States real estate market. As the largest county in Texas and the third-largest in the nation, Harris County acts as the literal "canary in a coal mine" for emerging economic shifts. Because Texas boasts the fastest non-judicial foreclosure timeline in the country, tracking the dominoes that fall here gives strategic note investors a massive head start over the rest of the market.

Scott cracks open a live Harris County foreclosure tape featuring nearly 900 scheduled assets to demonstrate how to completely bypass emotionally exhausted homeowners and deal exclusively with institutional power players. You will learn how to filter out secondary noise like HOAs or untouchable mega-banks, isolate small regional lenders and private self-directed IRA accounts, and reverse-engineer public data to secure deeply discounted non-performing notes or pristine REO listings before they ever hit the open market!

• The Ultimate National Bellwether: Trailing only LA County and Cook County in total population, Harris County is the first major metropolitan hub to signal national macro-real estate corrections and post-COVID foreclosure spikes.
• The High-Velocity Texas Advantage: While judicial states like Florida, New York, or New Jersey can drag foreclosures out for one to three years, Texas's rapid execution timeline makes its data an immediate reflection of active market health.
• Decoding the 40% Repeat Poster Metric: Scott reveals that roughly 40% of the 879 assets on the current month's list are "previous listings"—indicating structural delays like bankruptcies, short sales, or probate that signal highly motivated lenders ready to sell the debt.
• Filtering Out the Institutional Noise: Learn why seasoned "Lien Lords" instantly delete mega-institutions like Chase, Wells Fargo, and Bank of America from their spreadsheets to focus entirely on actionable, small-scale targets.
• Targeting the Private "Accidental" Lender: Scott demonstrates how to isolate individual private mortgagees and Self-Directed IRA accounts (such as Quest or Inspira Financial) from the public clerk records to find off-market wrap-around notes or seller-financed defaults.
• The Post-Auction Motivation Window: Discover the exact "backdoor" sequence for reaching out to listing trustees and attorneys the week after a failed auction, allowing you to submit rapid cash bids on fresh REO inventory.
• The Macro Data Surge: Texas foreclosures surged to over 4,700 across the state this past month—representing a sharp 16% month-over-month increase that highlights an unprecedented window of opportunity for liquid capital.

Don't spend thousands of dollars on expensive direct mail campaigns when you can pinpoint highly motivated institutional sellers using public data. Take action right now:

• 📊 Access the Texas Foreclosure Data: Tap directly into the Lone Star State's leading pre-foreclosure platform by visiting Foreclosure.info (Roddy Foreclosure Service). Use the exclusive discount code WECLOSENOTES to slice $20 off your subscription!
• 📩 Partner on Texas Note Deals: Ready to deploy capital into discounted commercial multifamily or residential first-liens in Houston and San Antonio? Reach out directly to [email protected].
• 📞 Schedule a Portfolio Strategy Session: Map out your private capital-raising frameworks and learn how to audit public county data by locking in 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 outside the Lone Star State and directly into the Sunshine State for a fascinating, non-performing note case study in Mayo, Florida. If you have been looking for an under-the-radar opportunity with a massive six-figure equity cushion where you can step into a foreclosure, orchestrate a lucrative restructuring, or execute a smooth "cash-for-keys" exit, this episode lays out your exact playbook.

Scott walks us through a unique situation brought forward by one of his 1-on-1 coaching students. The asset features a husband and wife who previously navigated bankruptcy, got back on track, but have unfortunately fallen into non-performing status due to an active divorce. Because the current Oregon-based investor wants to hand off the asset rather than managing a cross-country foreclosure, you have the rare opportunity to acquire a $56,000 legal balance at an 80% discount—allowing you to target massive double-digit yields ranging from 15% all the way up to a 21%+ return at the foreclosure auction!

• The Mayo, Florida Property Profile: A 3-bedroom, 1-bath residential home totaling 1,233 square feet, built in 1974, updated with a durable metal roof, and situated on a full 1-acre wooded lot.
• Deeply Protected Equity Position: While historical BPO valuations sat lower, current online public valuations place the property at roughly $144,000 against a low legal balance of $56,000, leaving an insulated $88,000+ equity buffer.
• The Backstory on Non-Performance: The borrowers have occupied the property since 2008. They previously faced financial distress, filed bankruptcy, and successfully re-performed through their bankruptcy plan. However, an ongoing divorce has recently sent the loan past 90 days delinquent.
• Low-Cost Capital Acquisition Entry: Buying the $56,000 legal unpaid balance (UPB) at 80¢ on the dollar sets the note purchase price at $44,800. Factoring in a standard $1,200 transaction fee brings your all-in investment cost to an even $46,000.
• The 21% Foreclosure Auction Profit: The current investor has already initiated the Florida foreclosure process and paid the upfront legal costs. If the asset goes to auction, the $10,000 spread between your acquisition cost and the debt balance generates a clean 21% return on your capital.
• Advanced Cash-for-Keys & Deed-in-Lieu Logic: Scott maps out a plan to offer a structured cash-for-keys incentive (e.g., $1,000 upon signing a deed-in-lieu and $4,000–$9,000 upon moving out) to preserve the interior condition and secure a rapid, highly profitable REO flip.
• The Interest-Only Forbearance Restructuring: If you prefer passive cash flow, Scott reveals a trial payment strategy: lowering the current monthly payment by 22% down to an interest-only $613.33 for 12 months to net an immediate 16% ROI, followed by recasting into a 15-year performing loan at 9%.

Don't let your self-directed investment capital melt away in low-interest accounts. Take immediate action to capture this Florida deal:

• 📩 Submit an Asset Offer: Ready to review the clean loan file from Allied Servicing or partner up on this high-equity Florida note? Email [email protected].
• 📞 Book a Note Strategy Call: Review active note tapes, analyze market data, and discuss private capital structures directly with Scott at TalkWithScottCarson.com.
• 🎓 Claim Your Workshop Ticket: Learn how to confidently buy distressed debt and transition from landlord to passive "Lien Lord". Grab your virtual seat for the 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!

Welcome back to the 50 Deals for 50 Days breakdown series! In this episode, Scott Carson—"The Note Guy"—takes us all the way down to the tropical border country of the Rio Grande Valley to analyze an absolute cash flow powerhouse of a first-lien mortgage note in McAllen, Texas. If you are looking for an affordable, high-performing entry-level asset to maximize your low-balance Self-Directed IRA or shake your "lazy assets" awake, this deep-dive strategy maps out your exact playbook.

Scott pulls back the curtain on a rock-solid, re-performing residential asset where the owner-occupants have successfully sustained a perfect, 12-for-12 payment history over the last year. You'll see the exact math behind buying this $47,000 legal balance note at a deep discount for an all-in price of just $39,000, stepping into a heavily insulated equity position, and leveraging a creative reverse mortgage (HECM) restructuring exit that can instantly rocket your short-term annualized returns to a whopping 35%! Let’s break down the data.

• The McAllen Property Profile: A residential property featuring a 3-bedroom, 2-bath configuration totaling roughly 1,396 square feet, resting on a fifth of an acre lot in a stable, occupied neighborhood.
• Massive Equity Insulation: Conservatively valued between $143,000 and $200,000 against a tiny legal unpaid principal balance (UPB) of just $47,000, creating an incredible $96,000+ protective equity cushion.
• Perfect 12-Month Payment History: Originally written in 2005 and modified in mid-2021 into a 15-year term at a 4% interest rate, the borrowers boast a flawless, on-time track record with 119 months remaining.
• High-Yield Entry Point: The asset generates a highly attractive monthly principal and interest (P&I) payment of $480.80.
• Calculating the 13.8% Net ROI: Purchasing the note at 80% of the legal balance ($37,600) plus a standard transaction fee lands your acquisition cost at an even $39,000—delivering a 14.8% gross or a 13.8% net cash-on-cash yield after third-party servicing.
• The 35% Reverse Mortgage (HECM) Exit: Because both borrowers are in their mid-sixties, Scott explains how to align with a mortgage broker to transition them into a full-payout reverse mortgage, wiping away their monthly bills while giving you a rapid, high-yield payoff inside 12 months.
• Spotting Public Record Discrepancies: A critical lesson in due diligence where online county data incorrectly labels the home as only 396 square feet, proving why you must run manual collateral audits, BPOs, and drive-bys before pulling the trigger.

Stop letting your investment capital sit on the sidelines earning absolute zero in flat accounts! Take immediate action right now:

• 📩 Submit an Asset Bid: Ready to review the collateral file, submit an offer, or joint-venture partner directly with Scott on this high-equity McAllen note? Email [email protected].
• 📞 Schedule a Strategy Session: Map out your personal note-buying targets or look over your active note tapes with Scott by booking a direct call at TalkWithScottCarson.com.
• 🎓 Claim Your Workshop Ticket: Learn the complete master blueprint to safely transition from a stressed landlord to a passive "Lien Lord". Register for our 2-Day virtual 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!

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Welcome back to the 50 Deals for 50 Days breakdown series! In this episode, Scott Carson—"The Note Guy"—takes us out to the far Western edge of the Lone Star State to dissect an incredibly lucrative, low-risk, performing first-lien mortgage note in El Paso, Texas. If you have been searching for a reliable, "base hit" cash flow deal that requires zero heavy lifting, minimal upfront capital, and sits protected by an immense six-figure equity cushion, this analysis maps out your ideal game plan.

Scott deep dives into the financials of a rock-solid, owner-occupied bungalow where the elderly borrowers have been paying perfectly on time for over five and a half years straight since their post-COVID modification. You'll see the exact step-by-step numbers behind picking up this $58,000 legal balance asset at a deep discount for just $48,000, turning it into an immediate 11.25% net passive ROI, and leveraging an advanced cash-out refinance strategy to skyrocket your short-term yields up to a massive 32%!

• The El Paso Property Profile: A cozy, occupied 3-bedroom, 1-bath, 888-square-foot home built in 1971 and sitting on a standard 6,000-square-foot lot with an established pride of ownership.
• Deeply Insulated Equity Protection: Conservatively valued at $150,000 to $170,000+ against a low legal unpaid principal balance (UPB) of just $58,000, leaving a massive $112,000 equity buffer protecting the investor.
• Rock-Solid Re-Performing History: Originally executed in 2007 and modified in December 2020 at a 3.25% interest rate, the borrowers feature a continuous, flawless 5.5-year track record of on-time monthly payments.
• The High-Yield Monthly Math: The asset generates a hefty $490 monthly principal and interest (P&I) payment with 134 months (approx. 11 years) remaining on the term.
• 11.25% Net Passive ROI: Acquiring the legal balance at 80% ($46,400) plus a standard transaction fee puts your all-in investment at an even $48,000, unlocking an 11.25% true net return after third-party servicing costs.
• The 32% Cash-Out Refinance Exit Strategy: Scott reveals how to utilize a local private mortgage broker to run a drip marketing campaign offering a low-fee refi, pushing the borrowers to tap their $112K in equity, pay you off early, and shoot your ROI to 32% inside 12 months.
• Low-Cost Due Diligence Framework: A fast, cost-effective due diligence playbook requiring less than $500 to run an updated Broker Price Opinion (BPO) and Ownership & Encumbrance (O&E) title report.

Stop letting your lazy assets, idle cash, or low-balance Self-Directed IRAs melt away to inflation and management fees. Take immediate action today:

• 📩 Partner on this Asset: Ready to submit a bid, review the collateral file, or co-invest directly with Scott on this El Paso asset? Email [email protected].
• 📞 Schedule a Note Strategy Call: Get expert eyes on your own note tapes or structure your private capital-raising goals by scheduling a session at TalkWithScottCarson.com.
• 🎓 Claim Your Workshop Ticket: Stop sitting on the sidelines waiting for the "perfect" deal! Register for the next live, 2-Day virtual 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!

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Join the Note Closers Show community today:

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Welcome back to the 50 Deals for 50 Days series! In this episode, Scott Carson—"The Note Guy"—takes us deep out into the heart of the Permian Basin to analyze a high-equity first-lien mortgage note in Odessa, Texas. If you have been looking for an incredible entry-level asset to deploy $30,000 to $40,000 of idle cash or low-balance Self-Directed IRA capital, this West Texas deal analysis maps out exactly how to target double-digit passive returns while positioning yourself for massive foreclosure or restructuring upside.

Scott walks through the unique scenario of an elderly borrower portfolio hit by recent life changes, leaving the note hovering in a "scratch and dent" 30-to-60-day delinquent state. You'll see the exact math behind acquiring this debt at 80 cents on the dollar, the hidden equity cushioning protecting your principal, and five creative exit strategies—including cash-for-keys, probate restructuring, and transitioning the asset into a high-yield reverse mortgage. There is massive opportunity waiting out in the oil patch—let's dive into the numbers and look at the hard data!

• The Odessa Property Profile: A 1,261-square-foot residential home built in 1950, resting on a 0.20-acre lot in a well-maintained Odessa, Texas neighborhood.
• Massive Equity Protection: With an estimated local market value between $150,000 and $200,000 against a legal unpaid principal balance (UPB) of just $38,500, the investor steps into an ultra-secure 20% to 25% Investment-to-Value (ITV) position.
• The Performing Modification Math: Originally written in 2009 and modified in 2021 into a 20-year term at 6% interest, the asset features a monthly P&I payment of $328.34 with 117 months remaining.
• Calculating the 12% Re-Performing ROI: Purchasing the legal balance at an 80% discount ($30,800) plus a standard transaction fee puts total acquisition costs at $32,000, creating an immediate 12% gross cash-on-cash yield (11% net after third-party servicing fees).
• The 34% Annualized Foreclosure Upside: If the borrower stops communicating, a rapid 60-to-90-day Texas foreclosure process yields roughly $5,500 in net legal profits upon an auction payoff, driving a massive 34% annualized ROI.
• Advanced "Note Box" Creative Strategies: Scott outlines how to bypass traditional foreclosure by working with probate heirs, utilizing small "cash-for-keys" incentives, or refinancing the aging borrower into a full-payout reverse mortgage.
• Due Diligence Checklist: Essential guidelines for pulling a new Broker Price Opinion (BPO), cross-checking the collateral file chain for absolute foreclosure readiness, auditing county title reports for senior liens, and deploying professional third-party servicers.

The second half of 2026 is moving fast—stop letting your investment capital sit on the sidelines earning zero! Take immediate action right now:

• 📩 Submit an Asset Bid: Ready to purchase, review the collateral logs, or joint-venture partner directly with Scott on this high-equity Odessa note? Email [email protected].
• 📞 Schedule a Strategy Session: Map out your personal note-buying targets or get expert eyes on your own tapes by booking a direct calendar call at TalkWithScottCarson.com.
• 🎓 Claim Your Workshop Ticket: Learn the complete blueprint for sourcing, analyzing, and executing non-performing and performing note deals. Register for our 2-Day virtual 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!

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Welcome back to the Marketing for Money podcast series! In this special mid-series strategy episode, Scott Carson—"The Note Guy"—steps away from standard deal-scouting to drop an absolute masterclass on a highly specialized, private capital-raising recipe. If you’ve ever felt stuck chasing real estate funding using the same old "shotgun approach"—like sending cold yellow letters or door-knocking—this tactical blueprint is about to turn your private money sourcing completely on its head.

Scott pulls back the curtain on how to extract a goldmine of hyper-targeted leads using public county records to find investors who have literally just had their investment cash returned to their Self-Directed IRAs. When a private lender’s mortgage is paid off or satisfied, that capital sits idle earning zero percent—meaning that money is officially "burning a hole in their pocket" and they are actively looking to deploy it into their next big deal. Grab your pen and paper, log into your local county portal, and learn exactly how to stop hunting for capital in the dark and start shooting fish in a barrel!

• Moving Beyond the "Shotgun Approach": Why standard capital sourcing like networking at massive REIA clubs, BNI groups, or blasting out generic foreclosure letters can often yield a low return on effort.
• The "Hole in the Pocket" Capital Theory: The average Self-Directed IRA investor holds a balance of roughly $180,000. Scott shows why you don't need hundreds of investors—you only need 5 or 6 targeted people to raise your first million dollars in private capital.
• The County Records Goldmine: A step-by-step navigation guide using NETR Online to bypass restricted property appraisal databases and tap directly into county clerk or recorder portals.
• Mastering the Public Data Codes: How to filter your public records search using specific industry keywords like Equity Trust, Quest Trust, or Inspira Trust as the Grantor or Grantee.
• Tracking "Release of Lien" Data: Scott walks live through Harris County (Houston) and Orange County (Orlando) to pinpoint the exact moment an IRA lender files a Release of Lien (REL) or a Satisfaction of Mortgage.
• Extracting Real Mailing Addresses: Learn how to read the actual recorded mortgage documents to bypass corporate custodian addresses in Ohio and find the private investor’s true residency or legal trust address.
• The Perfect Post-Payoff Script: How to draft a highly professional, low-pressure postcard or letter campaign celebrating their recent mortgage payoff and positioning your upcoming asset tape as their next high-yield home.

Don't let your note investing or real estate syndication business stall out due to a lack of private funding. Put this exact blueprint to work today:

• 📊 Audit Your Local Market: Open up NETRonline.com right now, pick a high-volume target county, and run Scott's exact 18-month Satisfaction of Mortgage tracking method to build your hot investor list.
• 📞 Schedule a Capital Raising Review: Got a massive note tape or a commercial deal ready to fund, but need expert guidance to structure the private money collateral? Book a direct session with Scott at TalkWithScottCarson.com.
• 🎓 Secure Your Virtual Workshop Ticket: Ready to transition from simple capital raising to executing non-performing, performing, and wrap-around note deals? Claim your $99 seat for the 2-Day virtual Note Buying Workshop on August 29th and 30th 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!

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Join the Note Closers Show community today:

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Get Signed Up For the Next Note Buying Workshop HERE!

Welcome back to the 50 Deals for 50 Days series! In this episode, Scott Carson—"The Note Guy"—takes us down to the South Texas border to deconstruct a high-equity, re-performing note in Eagle Pass, Texas. If you have $40,000 to $50,000 in investment capital sitting idle in a low-balance Self-Directed IRA, this deal analysis serves as a textbook example of how to capture massive double-digit yields while keeping your principal highly insulated from market risk.

Scott cracks open a unique "scratch and dent" asset: a modified, 4-bedroom first-lien mortgage on a massive 2,931-square-foot home sitting on a full acre lot. Even though the borrower has a history of chunking their payments due to self-employment, they have successfully brought this account current, paying 13 payments over the last 12 months. This episode dives deep into the underlying math, showing you exactly how a small purchase price discount can secure a 14.3% net performing yield—and why an unexpected borrower default could actually cause your annualized returns to rocket up to over 31% through a rapid Texas foreclosure. Stop sitting on the sidelines; let's get into the data!

• The Property Profile: A spacious 4-bedroom, 2-bathroom, 2,931-square-foot home built in 2008 in Eagle Pass, Texas, situated on a sprawling 1.03-acre lot just a mile from the Rio Grande border crossing.
• Extreme Equity Insulation: With a market valuation hovering between $250,000 and $300,000 and a legal unpaid principal balance (UPB) of just $48,500, the investor sits at an incredibly secure 15% to 20% Loan-to-Value (LTV) position.
• The Performing Note Math: Buying the note at an 80% discount ($38,800) plus a standard transaction fee brings your total acquisition cost to roughly $41,000. Backed by a $523.55 monthly P&I payment, this creates an impressive 15.3% gross (14.3% net after third-party servicing costs) return on investment.
• Understanding "Scratch & Dent" Reality: The borrower is a self-employed truck driver who has historically paid in large lumps—such as dropping 5 payments at once. Scott explains why this pattern is normal for border-market self-employment and how to properly manage it.
• The Foreclosure Jackpot Scenario: If the borrower stops paying, a 90-day Texas foreclosure costing roughly $1,000 allows you to sell the asset at auction. Capturing the full $48,500 legal balance creates a $6,500 net profit in 6 months, yielding a massive 31.8% annualized ROI.
• Proactive Note Management Strategies: How to stabilize irregular self-employed borrowers by instructing your third-party servicing company to split monthly obligations into bi-monthly payment schedules.
• Due Diligence Sourcing Checklist: Key steps for verifying the cross-border work history, auditing the collateral document package for foreclosure readiness, checking property taxes, and reviewing multilingual borrower communication logs.

Don't let the second half of the year slip away without adding consistent passive cash flow to your portfolio. Take immediate action right now:

• 📩 Submit a Bid or Partner: Want to pull the trigger on this Eagle Pass asset or have Scott hold your hand through your very first note deal? Reach out directly via email at [email protected].
• 📞 Schedule a Strategy Call: Have questions about deploying your capital safely into distressed or performing debt? Book a live call directly on Scott's calendar at TalkWithScottCarson.com.

Watch the Original Video HERE!

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

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
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• 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 50 Deals for 50 Days series! In this episode, Scott Carson—"The Note Guy"—takes a deep dive into an absolute gem of a low-balance re-performing note tucked away in Port Arthur, Texas. If you’ve been hunting for a safe, secure "base hit" to jump-start or boost your Self-Directed IRA without taking on huge capital risks, this real estate note breakdown is tailored exactly for you.

We are dissecting a performing first-lien mortgage on a beautiful, modern home rebuilt from the ground up in 2021. Scott lays bare the underlying math, the rock-solid equity cushioning, and the passive cash-flow potential that makes this the ultimate entry-level note deal. But remember the golden rule of note investing: don't fall in love with the real estate! You aren't buying the bricks, the plumbing, or the property management headaches—you are buying the debt and becoming the bank. Let's jump into the numbers and see how this little asset can generate an exceptional return for your portfolio.

• The Asset Blueprint: A 3-bedroom, 2-bath, 986-square-foot stilted home in Port Arthur, Texas, rebuilt entirely in 2021 with stunning park and water views.
• Rock-Solid Equity Protection: With an online valuation around $152,000 and an unpaid legal balance of just $23,200, you are buying a first lien at an incredibly safe 15% Loan-to-Value (LTV) ratio.
• The Loan Modifications: Originally written in 2007, this loan was modified during COVID in 2020 to a low 3.75% interest rate. Because of this incredibly low rate, the borrower has zero incentive to refinance, ensuring a long-term passive holding.
• The 13% ROI Math Breakdown: Purchasing at 80% of the legal balance ($18,560) plus a standard transaction fee puts your acquisition cost at roughly $19,560. With a $211.76 monthly payment, it creates an absolute 13% gross cash-on-cash return.
• Net Yield After Servicing: Even after deducting standard professional third-party servicing costs ($30 to $35/month), this asset still tracks at a powerful, net 11% ROI.
• The Perfect Solo IRA Play: Why this small-balance asset is a textbook fit for an individual or solo investor using personal funds rather than trying to raise joint-venture private capital.
• Streamlined Due Diligence Checklist: Scott’s recommendations for a low-cost drive-by inspection, pull-comps check, and verification of the escrowed taxes and hazard insurance policy.

Don't let the second half of 2026 slip away without stacking up consistent, passive cash flow. Let's celebrate your financial independence day by taking massive action right now:

• 📩 Submit a Bid: If you are ready to review the collateral file or put an offer in on this Port Arthur re-performing first lien, reach out directly at [email protected].
• 📞 Schedule a Call: Got questions about structuring your low-balance IRA deals? Book a direct chat on Scott's calendar at TalkWithScottCarson.com.
• 🎓 Claim Your Education Ticket: Register for our next two-day virtual Note Buying Workshop on August 29th and 30th for just $99 at NoteBuyingForDummies.com or head to weclosenotes.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:

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Welcome back to the 50 Deals for 50 Days series! In this episode, Scott Carson—"The Note Guy"—deconstructs a highly lucrative sub-two wraparound mortgage deal directly from a private seller in Dallas, Texas. If you’ve been looking for a masterclass on how to evaluate performing notes, structure your bids for double-digit cash-on-cash returns, and completely protect your investment capital, this breakdown is exactly what you need.

Scott walks through the anatomy of a recently rehabbed Dallas property under a one-year seasoned owner-financed wrap note. You'll see the real figures, the underlying first lien low-interest rate details, and the clear mathematical formulas that transform a messy secondary wrap position into an ultra-secure, top-performing first lien powerhouse. Whether you are investing your own cash or deploying private capital through a Self-Directed IRA, stop sitting on the sidelines. Let’s dive in, audit the collateral data, and help you cross your financial independence finish line!

• Anatomy of a Dallas Wrap Asset: Complete breakdown of a 3-bedroom property on a 0.32-acre lot, updated with fresh carpet, new appliances, and laminate flooring prior to being owner-financed in July 2025.
• The Arbitrage Spread Numbers: How the seller created a $258/month cash-flow spread by wrapping a $106,000 underlying first lien (at a low 2.875% interest rate) inside a $180,000 owner-financed note at 7.99% interest.
• The First Lien Strategy: Why smart note investors don't hold wrap notes as seconds; Scott explains the exact protocol to wire funds to Midland Mortgage, wipe out the underlying sub-two debt, and assume a clear, high-equity first lien position.
• Calculating the 10.5% Cash-on-Cash Return: A real-time math breakdown showing how a $150,000 purchase price yields a $15,008 annual payout, yielding a 10.2% net ROI even after factoring in specialized third-party servicing fees.
• Bidding for a 12% Target Yield: How to discount your bid to $128,333 to command a 12% ROI, putting your investment at a safe 71.9% of Unpaid Principal Balance (UPB) with built-in equity protection if a borrower default occurs.
• Due Diligence Checklist: The essential steps for reviewing the full collateral file, assessing local property valuations, cross-checking the RMLO compliance package, and securing regional real estate legal teams like Alan Ceshker.
• Sneak Peek at What’s Next: A preview of upcoming assets in the 50-day pipeline, including a sub-two deal in Albuquerque, New Mexico, a non-performing note in Florida, and reverse mortgages across the Carolinas.

The second half of 2026 is moving fast—don't let the year slip away without adding consistent passive cash flow to your portfolio. Take immediate action right now:

• 🤝 Partner on This Deal: Want to purchase or partner directly with Scott on this Dallas wrap note asset? Email your interest or bidding questions to [email protected].
• 📞 Book a Strategy Session: Schedule a live one-on-one calendar call with Scott to map out your 2026 note buying goals at TalkWithScottCarson.com.
• 🎓 Master the Note Business: Claim your virtual seat for our upcoming two-day live class on August 29th and 30th! Head over to NoteBuyingForDummies.com or click the education portal at weclosenotes.com to secure your spot today.

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