Avoid Expensive Surprises Before You Buy
Real estate title due diligence for tax-deed and off-market investors. I review the public record, surface the liens, boundary problems, and title defects others miss, and tell you plainly what you're walking into — 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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Download the Free Due Diligence Checklist
47-point checklist + 7 research PDFs • Instant download • No spam, ever.
Start Here: What Do You Need?
Pick the situation that sounds like yours and we’ll point you to the right next step.
About the Author
James K. Quigg
James K. Quigg has spent over 20 years as a certified title examiner, title officer, and licensed escrow officer in Dallas, Texas.
His experience ranges from examining titles on single-family homes to billion-dollar data centers. He has examined thousands of property titles and seen firsthand the costly mistakes investors make when they skip proper due diligence.
These checklists are extracted from his book "Tax Deed Investing: The Buyer's Due Diligence & Title Protection Guide" — the only tax deed investing book written from a title professional's perspective.
20+
Years Experience
Thousands
Titles Examined
Dallas
Texas Based
Licensed
Escrow Officer
The Tax Deed Due Diligence Checklist Bundle
Everything you need to research a property before you bid and protect yourself after you win — organized into 7 printable, professional-grade 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 liens
At-a-glance guide to which liens survive a tax deed sale and which are extinguished. Includes where to search and what action is required 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, protect your investment, and clear title. Day-by-day action items.
Federal Tax Lien Search Instructions
IRS 120-day redemption protocol
Step-by-step guide to finding IRS liens before you bid, plus the complete post-purchase 120-day notice protocol with the exact IRS mailing address.
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
Title Professional's Perspective
These checklists come from someone who examines titles daily — not a weekend investor. Every item reflects real-world risks seen on actual deals.
Catch Hidden Liens Before You Bid
IRS tax liens, mechanics liens, HOA assessments, environmental hazards — know exactly which liens survive a tax deed sale and how to find them.
Nothing Gets Overlooked
7 documents, 100+ specific items to verify, organized across pre-bid research, lien identification, environmental screening, and post-win protection.
Protect Your Investment
The average preventable loss from skipped due diligence ranges from $15,000 to $80,000+. These checklists cost nothing and could save your entire investment.
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 proven 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.
What Readers & Clients Are Saying
From first-time buyers to experienced investors — here's how this system protects real money on real deals.
I wish I had this before my first auction. I bought a property that looked like a steal — until I found a $12,000 IRS lien that survived the sale. This book lays out exactly what to check so you never make that mistake.
Marcus T.
Tax deed investor, Florida
The Maximum Bid Formula alone is worth 10x the price of the book. I was guessing at numbers before — now I have a system that tells me exactly what a property is worth bidding on. I've passed on three deals since reading it, and I'm confident every one would have been a loss.
Rachel S.
Real estate investor, Georgia
Finally, a tax deed book that tells you what happens AFTER you win — not just how to find auctions. The post-auction chapters on clearing title and quiet title actions saved me months of confusion and thousands in legal fees.
David K.
Part-time investor, Texas
I hired James for a pre-bid property research report. He found an environmental issue the county records didn't flag — a former dry cleaner on the adjacent lot with contamination that crossed property lines. That $350 report saved me from a six-figure remediation liability.
Stephanie W.
Consulting client, Arizona
Reviews shared with permission. Client names shortened for privacy. Consulting client details anonymized.
"Every one of these scenarios is something I've seen in my 20+ years examining titles. The whole point of this book — and my consulting — is to make sure you never learn these lessons the expensive way."— 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 field-tested guidance from a certified title examiner.
Tax Deed Investing
The Buyer's Due Diligence & Title Protection Guide
- 13 chapters covering the full tax deed lifecycle
- The Maximum Bid Formula that keeps you profitable
- 30+ real-world case studies from actual deals
- State-by-state reference for 15 tax deed states
- Printable checklists, worksheets & templates
James K. Quigg
Certified Title Examiner • 20+ Years
Don't Want to Do It Yourself?
The book gives you the system. But if you'd rather have a certified title examiner research the property 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?
Book & Schedule a Strategy Consultation