I'm James K. Quigg.
I Find the Problems Before You Buy.
Certified title examiner, title officer, and licensed escrow officer with 20+ years protecting buyers from the risks hiding inside property records.
20+
Years Experience
1000s
Titles Examined
Dallas, TX
Based In
3
Professional Licenses
Why I Built This
For over twenty years, I've sat on the other side of real estate transactions — the side most investors never see. As a certified title examiner, title officer, and licensed escrow officer, my job has been to find the problems that hide inside property records and to protect people from buying things they don't fully understand.
I've examined titles on everything from starter homes to billion-dollar data center transactions. I've cleared complex liens, navigated mineral rights disputes, untangled generational title defects, and helped close deals that other title companies walked away from.
And over the years, I've watched a specific pattern repeat itself — investors buying tax deed properties at auction with almost no due diligence, then discovering problems that could have been found in 30 minutes with the right checklist.
The existing books on tax deed investing were written by investors, not title professionals. They tell you how to find auctions and calculate returns. But they won't tell you how to read a chain of title, how to identify liens that survive a tax sale, or what to do in the first 30 days after you win.
That's the gap I built TaxDeedDueDiligence.com to fill. Every checklist, every guide, and every consulting engagement comes from the title examiner's perspective — the perspective that protects your investment.
What I've Seen Go Wrong
These aren't hypotheticals. These are real scenarios I've encountered in my career.
An investor who bought a "clean" tax deed property — then discovered a $47,000 IRS lien that survived the sale.
A buyer who skipped the physical inspection and found out the property sat on a former dry cleaning site with environmental contamination.
An investor who won three properties at auction and couldn't sell any of them because the chain of title had unresolved breaks.
A first-time buyer who didn't know about the 120-day IRS redemption period and almost lost the property after spending $30,000 on renovations.
Every one of these was preventable with proper due diligence.
Professional Background
Title Examiner
Examined titles on thousands of properties across Texas — from vacant lots to multi-million-dollar commercial portfolios. Every search reveals the story of a property's legal history.
Title Officer
Responsible for issuing title insurance policies and clearing title defects. When a deal is on the line, the title officer determines if title is marketable.
Licensed Escrow Officer
Managed escrow closings on complex transactions, ensuring all parties are protected and every document is recorded correctly.
Commercial Portfolios
Worked on portfolios ranging from single-family homes to billion-dollar data center transactions. The due diligence principles are the same — the stakes just get bigger.
How I Can Help You
Whether you're getting started or need expert eyes on a specific deal, I've built two ways to work with me.
The Book
40,000+ words of the complete due diligence system I've built over 20 years. Covers title examination, lien survival, the Maximum Bid Formula, post-auction protection, and state-by-state references.
- Complete pre-bid checklist system
- Post-auction title clearing strategies
- 30+ real-world case studies
- Printable worksheets & templates
1-on-1 Consulting
Need expert eyes on a specific property or deal? I offer hands-on consulting for investors who want professional-grade due diligence on their actual transactions.
- Pre-Bid Property Research — $350
- Post-Auction Title Review — $450
- Strategy Consultation — $250/hr
- 3–5 business day turnaround
My Promise to You
I don't sell hype. I don't promise overnight riches. Tax deed investing can be extremely profitable — but only if you do the work that most investors skip.
My job is to make sure you know exactly what you're buying before you bid.
Start With the Free 47-Item Checklist
The same due diligence system I've refined over 20 years — yours for free. No fluff, no filler, just the exact questions you need to answer before you bid.