When most people hear "title company," they think of paperwork, not pressure. But behind the scenes, it's a high-stakes game of risk management, legal nuance, and surgical precision—especially when it comes to distressed properties. In this episode of Dirty Deeds, we sit down with Montiel, a seasoned title expert who's processed tens of thousands of real estate files and remarkably only had two claims in 14 years. From uncovering federal tax liens to handling partial interests and navigating judgment issues, Montiel walks us through the critical role title companies play in protecting real estate deals before they close. We explore the misunderstood differences between title and escrow, the legal tightrope walked to mitigate liability, and the importance of mentorship, process, and boundaries—particularly in the volatile world of investors and wholesalers. This isn’t just about closing deals—it’s about discipline, risk, and the hidden war behind every transaction. Whether you're a realtor, investor, or just curious about what really happens at the closing table, this episode will change how you think about title work forever.