I'm James K. Quigg.
I Find the Problems Before You Buy.
Author of the tax deed due diligence guide and operator of this site — focused on helping investors surface liens, boundary issues, and title defects in the public record before they bid.
Author
Published on Amazon
Free
Investor Checklists
Dallas, TX
Based In
Primary
Sourced Guides
Why I Built This
I built TaxDeedDueDiligence.com and wrote Tax Deed Investing: The Buyer's Due Diligence & Title Protection Guide around one idea: most tax deed investors buy at auction with far too little research into what they're actually getting.
The property record holds the answers — the chain of title, the liens that may survive a sale, and the boundary and environmental issues that never show up in an auction listing. Reading that record carefully is the difference between a bargain and an expensive surprise.
The pattern repeats constantly — investors buying tax deed properties at auction with almost no due diligence, then discovering problems that could have been found with the right checklist.
Most tax deed books tell you how to find auctions and calculate returns. They rarely show 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 this site fills. Every checklist, guide, and consulting engagement is built around due diligence — the research that protects your investment.
Common Ways Tax Deed Deals Go Wrong
These are illustrative, composite examples — not specific clients or transactions. They show the kinds of problems careful due diligence is designed to catch.
A tax deed buyer assumes a property is "clean" — then finds a federal tax lien that survived the sale and has to be dealt with.
A buyer skips the physical inspection and later learns the property sits on a former dry-cleaning site with possible environmental contamination.
An investor wins several properties at auction but can't resell them because the chain of title has unresolved breaks.
A first-time buyer isn't aware of the federal 120-day redemption right and nearly loses a property after paying for renovations.
Every one of these is the kind of problem proper due diligence is designed to surface before you bid.
Professional Background
Chain of Title Review
How to trace a property's ownership history and spot breaks or defects in the record before you bid.
Lien Survival Analysis
Which liens and encumbrances can survive a tax sale, and how to search for them in the public record.
Post-Auction Steps
What to do after you win — from redemption periods to the path toward marketable, insurable title.
State-by-State References
Redemption rules, bidding processes, and primary-source statutes for key states.
How I Can Help You
Whether you're getting started or want a review of a specific deal, there are two ways to work with me.
The Book
The complete due diligence system in book form — covering 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
- Worked examples and practical scenarios
- Printable worksheets & templates
1-on-1 Consulting
Want a second set of eyes on a specific property or deal? I offer fee-based research and title-review consulting on your 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.
Business & Contact Transparency
Who runs this site, how to reach a real person, and exactly what we do and don't do.
About the business
- Site: TaxDeedDueDiligence.com
- Operated by: James K. Quigg
- Based in Dallas, Texas — serving investors nationwide
- info@taxdeedduediligence.com
- Verify the author on Amazon
What we do & don't do
- We provide educational due-diligence resources and fee-based research and title-review consulting.
- Every legal point on this site links to a primary source you can verify yourself.
- ×We are not a law firm and do not provide legal advice or an attorney-client relationship.
- ×We do not guarantee investment returns and do not sell “get-rich” programs.
Start With the Free 47-Item Checklist
The core due diligence checklist that anchors the whole system — yours for free. No fluff, no filler, just the exact questions you need to answer before you bid.