Avoid Expensive Surprises Before You Buy
Real estate title due diligence for tax-deed and off-market investors. I review the public record and surface liens, boundary problems, and title issues, then summarize what the record shows — for you and your licensed professionals to evaluate before your money is on the line.
Title research & examination only — not legal advice, and not a substitute for a title company or attorney.
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47-point checklist + 7 research PDFs • Instant download • No spam, ever.
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About the Author
James K. Quigg
James K. Quigg is the operator of TaxDeedDueDiligence.com and the author of "Tax Deed Investing: The Buyer's Due Diligence & Title Protection Guide", based in Dallas, Texas.
The book and these resources focus on the property-record research tax deed buyers need to do before they bid — reading the chain of title, identifying liens that may survive a sale, and screening for risks that public records can reveal.
The checklists and tools on this site are drawn from that book and are offered free to help investors research a property before an auction.
Author
Published on Amazon
Checklists
Free Investor Tools
Dallas
Texas Based
Sourced
Primary-Source Research
The Tax Deed Due Diligence Checklist Bundle
Everything you need to research a property before you bid and organize your post-win steps after you win — organized into 7 printable, ready-to-use documents.
Pre-Bid Due Diligence Checklist
47 items • 8 sections
The complete 47-item checklist with space for notes. 8 sections covering property identification, chain of title, lien search, environmental, physical investigation, financials, risk assessment, and final decision.
Property Evaluation Worksheet
Fillable • Maximum Bid Formula
Fillable worksheet to calculate your Maximum Bid, summarize lien exposure, and document risk assessment — all on one organized form.
Lien Identification Quick Reference
Surviving vs. extinguished varies by state
At-a-glance guide to which liens may survive a tax deed sale and which may be extinguished under governing law. Includes where to search in the public record for each lien type.
State-Specific Research Template
Customizable • Reusable
Blank template to document redemption periods, notice requirements, auction process, surviving liens, and key contacts for each state where you invest.
Post-Win 30-Day Action Timeline
5 phases • 40+ actions
Visual 5-phase timeline: Secure the property, send legal notices, assess condition, address recorded issues, and work toward clearing title. Day-by-day action items.
Federal Tax Lien Search Instructions
Federal lien search steps
Step-by-step guide to searching for recorded IRS liens before you bid, plus an overview of the post-purchase federal redemption timeline where it applies. Verify current addresses and procedures with the IRS.
Environmental Due Diligence Reference
7 free databases • Risk framework
Free online databases to screen every property for contamination, historical land use red flags to check, and a clear risk-level decision framework.
All 7 documents are instantly downloadable as printable PDFs. No login required after sign-up.
Know What to Check Before You Bid — and What to Do After You Win
A Step-by-Step Due Diligence System
Every item reflects the property-record checks that matter before a tax sale — organized into a repeatable process so nothing gets skipped.
Catch Hidden Liens Before You Bid
IRS tax liens, mechanics liens, HOA assessments, environmental hazards — research which liens may survive a tax deed sale under governing law and where to find them in the public record.
Organized, Repeatable Research
7 documents, 100+ specific items to verify, organized across pre-bid research, lien identification, environmental screening, and post-win protection.
Spot Issues Before You Bid
A single missed lien or title defect can cost far more than the property itself. These checklists are free and help you catch problems on paper before you bid.
Actionable, Not Theoretical
Each item is a specific, concrete action you can take — not vague advice. Check the box when it's done. Simple, professional, repeatable.
Companion to the Full Guide
These checklists pair with "Tax Deed Investing: The Buyer's Due Diligence & Title Protection Guide" by James K. Quigg — available now on Amazon.
Is This For You?
This checklist bundle (and the full book) was built for a specific type of investor. Here\'s how to know if it fits.
This is for you if…
- You're buying (or planning to buy) properties at tax deed auctions
- You want a structured system to evaluate deals — not guesswork
- You've been burned by a hidden lien, title defect, or environmental issue
- You're a real estate professional advising clients on tax deed acquisitions
This is NOT for you if…
- You're looking for a "get rich quick" scheme with no homework
- You want to flip properties without doing any due diligence
- You're only interested in tax lien certificates (not tax deeds)
If the left column sounds like you, this free bundle is the best place to start.
Common Costly Scenarios — and How Due Diligence Can Help You Evaluate Them
These are illustrative teaching scenarios — the recurring situations title examination is designed to catch. They explain what the research process can help identify and evaluate.
A property looks like a steal at auction — until a surviving federal or senior lien turns the "deal" into a loss. Knowing exactly which encumbrances survive a tax sale, and how to check for them before you bid, is the difference between a bargain and a costly surprise.
Guessing at bid numbers is how investors overpay. A repeatable maximum-bid method — accounting for surviving liens, title-clearing costs, and target margin — lets you decide what a property is actually worth bidding on, and walk away when the math doesn't work.
Most tax-deed guidance stops at "how to find auctions." The harder part is what happens after you win — clearing title, understanding quiet-title actions, and getting to insurable title. Planning for that stage up front avoids months of confusion and unexpected legal cost.
Record research can surface issues a quick county-records glance misses — for example, environmental concerns tied to adjacent parcels. Structured pre-bid due diligence is designed to catch these risks before they become a buyer's problem.
"Every one of these scenarios reflects the kinds of situations careful title and record research is designed to catch. The whole point of this book — and my consulting — is to help you identify and evaluate these risks before they become expensive."— James K. Quigg
From the Author of the Checklist Bundle
Get the Complete Due Diligence System
The checklists are the starting point. The book is the full system — 40,000+ words of practical, detailed due diligence guidance.
Tax Deed Investing
The Buyer's Due Diligence & Title Protection Guide
- 13 chapters covering the full tax deed lifecycle
- The Maximum Bid Formula for disciplined bidding
- Worked examples and practical scenarios throughout
- State-by-state reference for 15 tax deed states
- Printable checklists, worksheets & templates
James K. Quigg
Author, Tax Deed Investing Guide
Don't Want to Do It Yourself?
The book gives you the system. But if you'd rather have the property researched for you — I do that too.
Before You Bid, Know What Survives the Sale.
IRS liens. HOA assessments. Environmental contamination. The checklist, worksheets, and reference guides that show you exactly what to look for — before you wire the money.
Have a specific deal on the table?
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