Out of the comfort zone

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This last post in the current series signals the return of the 7 Millionaires … In Training ! to its ‘old’ home right here at the NEW, REVAMPED, BIGGER, BETTER, BRIGHTER, ALL-STAIN-REMOVAL:¬† http://7m7y.com.

Soon, we move on to the next phase of this ‘grand experiment’ and ask the 7MITs to really examine: “is this [their selected Growth Engine] an opportunity worth pursuing?”

With Mark’s “Craig’s List Ad”, it looks as though he has settled on Tax Lien Investing as his preferred vehicle to get him to his Number? Is it investing, or is it a business? Does it even matter? Stick around, and we’ll find out (if not in this post, then in Mark’s next ones) …


I’ve been settling in the MM101 comfort zone for a while. Now it is time to move up to MM201. I do need momentum and I think I did not recharge enough from the previous exercises to move forward fast enough. I tried “forced” recharging via a business development deal with my accountant and encouragement from my peers but it is still not enough. The plan for me is to redo some of the exercises we did last year to plant enough fire for me to push through.

My number and my date haven’t changed. It is still $5million in 10 years. It is well explained in my previous posts. With my accountant, we have developed a business plan where I’ll spending the next few months preparing for tax lien auctions in South Carolina which will happen in the months of October, November and December. The goal for me is to review my training materials and to develop a written procedures for various targeted counties and also line up the necessary resources – property reviewers, real estate attorney and the bid history to get an idea of competitors and patterns. There is a lot of work but we spaced them out proportionately every month leading to October.

The first year will be focused on South Carolina. I’ll then repeat the process in other nearby states like Maryland, Georgia, Florida and Texas. All these states will fit in to a 5 year plan where there is a target tax lien acquisition, potential conversion, rough expenses, etc.

It looks like I have a lot of things going on. I know without a great push from within, it will not move very far. That’s why I’m going to go back and redo some of the exercises.

Wanted 1: Growing Tax Lien Holding Company

A growing tax lien holding company with operations in at least 5 states. Must have written procedures, templates and archived documents to operate in the various counties which have different proceedings. The written procedures must cover all stages of the tax lien process including due diligence, property review templates, redemption of tax liens, foreclosure processes, strategies to manage properties and established contacts with local resources  Рproperty reviewers, real estate attorney, and investors.

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Reader Comments

Mark, my wife and I through our research and learning about money, also became interested in investing in tax lien certificates as well. Some states are boasting 26-36% returns on investments in tax liens. Sounds very enticing.

I certainly hope to learn more about your progress and if it is a viable investing option.

@ Scott – Hopefully, the current market has opened up the opportunity-base for these, because (at least in the major areas) they were well-contested by big institutional and private investor money BECAUSE of the potentially high interest rates (not: they also tend to be bid well down from the max. interest rates often quoted).

Hopefully, Mark will find that the recession has trimmed the field and raised the returns somewhat?

@Scott – Yes for high returns, you want to look at Iowa. They do round robin bids so you don’t have to compete with the big institution guys. However, I’m looking at possible conversion from tax lien to control of the property. That’s where you make the most.

@Adrian – I still need to do some significant research on the areas I’m targetting.

@ Mark – I like the Iowa system for the reasons you mention; I’m interested, though, how you see (a) buying a lien then converting to control of the property, being different to (b) buying control of the property from Day 1 (i.e. in a deed state?).

I’m assuming that in (a) you are buying, say, 20 liens in the hope that one will default giving you control of the property for only the cost of the lien (and, you get interest on the other 19)?