Ep 131- Solving Probate Issues WIth Al Nicoletti

Transcript

hey so

i've never done a probate deal

and

i'm hearing to get leads for probate you

have to go directly downtown to the

bexar county

i guess administration to get the fresh

ones is that correct or

is there somewhere i can just pull a

probate list that's

really accurate

uh we can we can dive in on that um

we can talk about that that's why i'm

wondering like what kind of uh

what kind of powerpoint y'all want to do

you got you got you got to pull it out

with 21 to do

oh daniel i got i made a new powerpoint

john you're going to love this i made a

new powerpoint that's specifically

directed to the coaches

with students

oh nice

yeah so

it's yeah it's it took a while it's hard

but let's see um

no cecil we can we can dive in on that

just let me know when you're ready

um daniel and what we'll do what i'm

trying to find is the um

[Music]

trying to find the one

that i did

let me see if this is it

and while you're doing that i'll share a

win with everybody do it because

i have uh so one of our uh hive members

uh blake uh however

found a great deal like four almost five

acres right here in texas

and uh he tied it up for

000 on a contract

which he doesn't have like all of us

right we don't want to pull money out of

our pocket for stuff like that

and

so he uh he reached out to me and asked

me you know if he could do the seller

financing program that i have and i said

sure go ahead

and uh he's thinking about offering for

50 or so

around 50 000 or something i said hey

you know

he says that he could get 60 because

that was the going price but he wanted

to move it and i said well since you're

offering on a financing go ahead for 60.

so he put it on facebook for 60 on the

marketplace

and within about a week he had a buyer

and we just got the contract in at sixty

thousand ten percent down

and i'll fund that at

who's gonna end up with some forty years

uh forty eight thousand

cash on the table at closing so he'll he

can so with that money he can pay off

the 35 000 and then he can pocket that

difference which that'll be a really

nice payday and i talked to the closing

company today to get them all on board

with what needs to be done on it so

they're all

stoked about it a little tiny

uh title company in the middle of

nowhere i've never heard it before books

title company uh

and so

um i should hopefully uh close that here

pretty quick so

you know for for those who want to add

seller financing you know keep that in

mind that

seller financing man people

you know especially on acreage like that

it was like

actually by the way it was in a flood

zone and this guy had collections on his

credit report we could still do it all

right so i'm pretty flexible with credit

i'm pretty flexible

with the property

as well so

whatever you have let's throw it against

the wall and see if something sticks

awesome

awesome nice nice and awesome

appreciate that you ready l

yeah whenever you're ready

all right i'm gonna make you

co-host

all right we're here today with our

special guest the al nicoletti who is

our probate florida specialist but soon

to be nationally so if you have any

probit issues

hit up

al nicoletti but uh he has a

presentation for us today he's gonna

cover probate all things probate and uh

answer a couple do a q a i'm sure and

answer a lot of our questions that you

have may have so if you want to go ahead

you're good to go

wow

thanks uh dave you'll appreciate that

this is the first time i've done a hive

call

i don't think i've ever had a river

right i'm leaving the clubhouse room

right now

so what's up everybody i see my boy

deandre's on what's going on what's

going on man uh john's on

who else is on today i think i saw chris

is on

um and everybody's gonna jump on so the

one thing i want to do before i get into

the presentation because i realize what

you all want to hear are

what are what are some problems that

you're running into

um what are some of those solutions i've

been able to kind of uh work through

um i'm only in florida so i'm not in

every state but it may trigger like a

red flag for you about something that

comes up

in your area and that you say oh what

about this and what about that but

before i begin and dive in on the

presentation

drop in the chat box what is the one

thing let me put the mic in what is the

one thing

that you all

want to know about probate just that

what that one thing tonight that you

said al i came on the zoom because i

want to know about that one thing like

just tell me what that is

because

what i realized is i do so many zooms

and so many speaking events i'm sure

you've all seen i'm on tour i'm going

around doing stuff but i really love to

know like

what is it that you want to know about

probate especially if you're in the

florida market

um because i want to answer that

question for you tonight so you don't

walk away going dang i wish we would

have covered that on the on the whole

zoom chat um because just drop it away i

want to know what it is

uh i'm going to make sure i share the

screen and as we go

ask questions i got stories i want to go

through um that i really want to break

down i think

daniel i don't even think an hour

is enough to cover some of these things

but that's why i want to condense it

down

into just what you got to know and it's

just different different stuff

that can really help you so

let me go here

so what i really really really want to

talk about

the uh that you come across in your

deals are probate and other crazy

weird things that come up right so

this is gonna be a whole presentation

what are some of the problems what are

some solutions what are some of the

tools that you can think of in your head

about can we use this can we do that

that's going to be huge so if you don't

know who i am i'm alan nicoletti you can

find me uh that's my phone number that's

my email address uh you can find me on

social media if you haven't followed me

yet on social media you gotta do it add

me on facebook uh follow me on instagram

uh subscribe to me on youtube those are

the places that you can find me i drop

tons of videos tons of content all the

time and it's very useful

for people that are in florida but also

in another state that are trying to

understand how we tackle these issues um

all the time so check it out i've done

webinars i've done shows i have my show

the alan nicoletti show that had the

hive on it it had land mogul john

alexander on it uh i mean we're gonna

have so many great guests uh that are

rolling out so go check that out but

telling you now

the big thing that you can do because

we'll be on the hive call for however

long we are

but you gotta check out the social pages

that's gonna be really key so

what are some of the problems like in

and anybody doesn't know what probate is

stop me there because i'm going to tell

you this is a little bit more

into

let's get to the core issues of probate

and what the problems are and let's talk

about the solutions and stories so

on a basic level

probate is somebody owned that property

they own the real estate whether it's

land whether it's a house whether it is

in their single member llc

and they have no operating agreement

this is where the property is going it's

in their name

and they die and when they die

all of a sudden the land mogul comes

along does his direct mail does his cold

call and he finally gets an heir he gets

a beneficiary and one of them says hey

we want to sell

and john's like great let's go under

contract and they go under contract and

they bring it to the title company and

what does the title company say

john we can't give you title insurance

we can't we can't proceed with the

closing until a probate is done and

you're thinking what's the probate it's

a court process that moves the title

over

transferring from what the deceased had

to the heirs that's it

that's it so if you ever wanted to know

what it was

it's moving the title over and from that

point forward we dive deep because what

is john thinking oh no where do we go

what do we do how do we solve it how do

we get through the next puzzle um i

don't know if i want to

buy the property now

i've heard all about probate these are

the problems that come across these

deals right

we could talk about the silver tsunami

if you want to hear about the silver

tsunami raise your hand i can tell you

all about what's coming the 2020 2030s

2040s but at the end of the year

all right so deandre he wants to know

about the silver tsunami right

the wave of baby boomers that is going

to hit the market especially in florida

like you've never seen before

huge numbers are coming here how many

people are moving to florida huge

numbers so

i went hard in this niche

about three to four years ago because i

saw the vision

there's a plan and not only that it's an

open market blue ocean when it comes to

this niche so

these are the core issues when john

comes across this property and he's

thinking oh no we got to do probate what

are the problems these are the problems

right john's thinking

slow timing timing takes forever how

many of you think that it takes six

months 12 months two years to do a

probate

bob and there we go there we go i

figured right you probably think that it

takes six months 12 months to do it

and a lot of people have that um in

their mind and they don't even ask any

questions like you wouldn't even go ask

dre you want to go ask daniel what do we

do you just back away from the deal so

many people have had that in their head

the other thing that people have had in

their head about problems in probate

are the attorneys fees so raise your

hand and i can't wait to see how many

hands go up

raise your hand if you want to pay

10 000 up front but you have no idea if

the probate's getting done

who who's raising their hand tonight

pay ten thousand dollars but no

guarantees whatsoever zero that the

probate gets done nobody nobody's gonna

raise their hand to that because

everybody wants to see can we do the

deal can we get it done

right and the other thing are the

communication issues with heirs

so one one tidbit i'll give you tonight

that may help you in a business

transaction

in any deals

always have the sense of calm

always have the sense of the steadiness

on your call

through the beginning throughout the

whole transaction

because in our day

throughout the whole day from when you

wake up to go to bed

you never know how many calls you're

gonna get that day what fires you're

gonna have to put out who you're gonna

be talking to what kind of personalities

and that deal that epic deal may come in

at three o'clock and you gotta be you

gotta be ready you gotta be sitting down

you gotta be laser focused you gotta be

plugged in

and have that really solid communication

about asking questions to these heirs as

best as you can

you're not going to know everything

you're not going to know everything and

may not know anything about it

but

what you do know

is you do know where to go

probate wise title wise who your lender

is who's backing you up either as a cash

cash buyer or who you're wholesaling it

out to

you know

who these pieces are and that alone

should give you that confidence to have

that communication right so the one of

the problems is a lot of people

don't know how to lead into that

conversation with heirs errors are no

different than anybody else that you

deal with as a seller

there's something about the p word that

just gets everybody all crazy i don't

know what it is so great examples just

did a probate in the middle of florida

uh lady a guy on the property the spouse

was the only heir her son is the only

one that's able to help her take care of

that right so we had to do some

paperwork took about a month and a half

but i remember the realtor saying

you know

i feel like i had to do a lot more work

in that transaction than than uh i

anticipated and all i was thinking was

how in the world was that any different

than what you've probably worked on in

the last week

and it's really not

um it's all about

communication

understanding their wants understanding

their pain points errors are no

different you just need to deal with

more of them right sometimes they're

they they can be difficult just like any

other seller but it's the communication

complicated systems

um and explanations so

the first thing that many of you think

about when you pick up a probate deal is

that you gotta go read a book and you

gotta go find out what does everything

mean right you gotta figure out a whole

script of being able to explain the

probate stop

forget that

right forget looking it up in the moment

going on google looking the whole thing

up and trying to explain it to them

because if you try to explain the whole

thing of probate you may lose the deal

right so golden nugget for you on that

try not to always explain what it is or

all the processes and systems

very simply

title insurance is going to require it

somebody owned the property we got to

transfer it over to you all and we got

to get this done

basic understanding of explanations

right so that's been a problem too

multiple probates how many of you love

doing um

how many of you love doing like six

probates or 12 probates on one deal

right anybody

i'll do i'll do it if the money makes

sense i'll do them all day if the money

makes sense and that's been a problem

because if if john or bob or daniel or

dre anybody hears about six probates

they're freaking out they're walking

away they don't even ask they don't even

go on facebook and ask

is this possible who do we go to where

do we go what's the scenario am i

talking to the right people right so

when you get these multiple probates the

first problem is you're not even asking

who you're talking to

so talking to the right people will lead

you down the right path

talking to the spouse

is a higher order than talking to

the cousin

that you don't you may not even be an

heir

and so when you get into these multiple

probates you've got to be asking

questions about who's around who am i

talking to what's happening because that

point you then

get them to the right people and the

right professionals to figure out what's

going on

also

stuck on super niche issues some of

these probates and title issues are very

complicated

and sometimes you may be on a deal and

you you've been under contract for a

year and you still are not getting any

information you you're not moving the

file forward nobody's giving you answers

how many of you am i relating to right

now on all these problems how many of

you am i relating to i'd love to know

because these are the issues about why a

lot of you have never gotten into

probate i could tell you all about who

to look for how many what are what are

the basic questions right i got that one

time they said what are the questions we

need to ask okay you want to know what

the questions are

is there a will

right is there a will ask those

questions right i see everybody's

scrambling now is there a will

where's the spouse

are there children any children

none you go up we could do the whole

macarena i can't do the macro arena is

not the same on a zoom call as it is in

person but you ask where's the spouse

where are the kids ever if there's no no

children alive go to grandchildren no

grandchildren great grandchildren none

of those parents grandparents great

grandparents you have to ask the line

because those are the people that you're

thinking for contract those are the

people you're thinking about who's

signing my contract who's signing the

closing documents and a lot of the times

some

some buyers are stuck on these issues

these little questions that come up from

time to time know where to go and who to

ask i think you all get that part so

when you're stuck on super niche issues

don't see that as a problem anymore see

that as an opportunity

because if you can't solve it and the

next guy can't solve it um

john alexander's coming he's going to

solve it he's going to find a way to

figure that out so

when you're stuck on these niche issues

ask these questions how many people have

come across life estates on properties

or or one wants to sell and the other

doesn't want to sell right or legal

description issues or fraudulent deeds

or sticky lean issues and stuff like

that

forget just probate we're now talking

about all these weird title things that

come up that's a problem how many deals

dre have you picked up where all of a

sudden you bring that title commitment

to closing at the table at the title

company and they say quiet title or now

they want a quiet title because the

legal description's messed up right so

all of these little things have been

problems for people before

now we don't want it to be a problem

when you come across these things so i

want to point these problems out because

these are the solutions

we have figured out and i'm going to get

into stories about and break down what

you could do in that scenario right

because it's there's nothing like case

stories uh case studies right now people

are loving the case studies and

i'm glad because they're true stories

and i'm gonna start doing hypotheticals

too um and video as well but the first

thing i'm gonna say is when you go into

these probate deals

i want you to say

i have a solution-based mindset

i have a solution there's got to be a

solution to this deal to get it done now

i didn't say about money i didn't say

anything about money

right

how do you solve the problem because if

you solve the problem

and you can figure that part out

that's the next part where you figure

out does the money make sense and if the

money doesn't make sense the deal's not

happening right so

what's the solution

how do you solve it and if you can come

up with that solution does the money

make sense and if the answer is no

you're out right the one thing i want

you to learn tonight about things that

i'm talking about i'm not an investor i

don't invest in deals but man i see so

many investors investing in deals and

some of these the seller wastes their

time or the money doesn't make sense so

i had a call this morning

where

the lady she i think she had gone

through a guardianship um and then she

just died like you know a week ago and

she's got like no family like no family

whatsoever um and they and they want to

find out you know what do we do how do

we do it well you know i'm doing a deal

right now where there's no errors

and anything like that it's gonna be

like ten to twenty thousand twenty five

thousand dollars to figure out how you

solve that problem and the thing is in

that transaction the lady had just

refinanced so

you probably can imagine there's

probably not a lot of wiggle room or

equity in that deal to make a large

solvable problem go away and so that

they could sell the deal and make money

off of it so

the solutions there

but does the money and and the

transaction make sense so

what have been some of the most

interesting ways

i've been able to

figure out the niche and move things

forward right one of the first things is

speed and efficiency

if you don't have the speed and

efficiency in your business or at least

that's why i said efficiency because

sometimes speed you can only help what

you do you can't also help what third

parties do and other people in the deal

do right so that's why i also shift

efficiency

speed

this is where probate now is not

six months 12 months two years

there are ways to do it in a matter of

four to six weeks

one to two months

three weeks two weeks i've had times

that are like two hours but

not the point it's that

on these probates

they can be efficient there are ways to

move it forward how can you help finding

out as much info as possible number one

knowing the property address number two

seeing if you can pull deeds number

three getting with your title company to

see if they could pull title right away

had a great call today

where the investor said hey got got a

property going up to auction in three

weeks uh we think we got something here

a possible possible situation uh what's

the next step

who are you talking to

right are you talking to a son a

daughter right so in that moment we were

able to figure out what the game plan

would be

and the game plan is the efficiency part

we're able to figure out how fast we can

do these in what county some counties

are slower some counties are faster but

even waiting until the closing for

attorney's fees is another bonus but

speaking to ayers in an easy way is

really huge if i'm talking to if i'm

anybody

making if i'm making any sense to

anybody out there drop a comment because

i want to help you out out there figure

out what these

solutions are to moving your deals

forward right

calculating the puzzle quickly

how many of you want to know how to

solve these deals in

less than a week

right how many of you want to know how

to solve a deal quickly why

because the market is on fire right now

i mean i had 10 consults probably today

the market is on fire and everybody

wants to know how do you do these things

because time valuation daniel's getting

12 leads a day he wants to know if that

lead number

uh 11 is gonna be worth his time right

because you don't want to spend time on

deal number 11 and it's not worth it so

we've been able to figure out how to do

the puzzle quickly and figure it out

also working with the right genealogists

and air skip tracers

so huge and i'm going to talk about that

on the commercial land steel deal are we

doing we're doing questions as we go uh

we could take like a middle break at

some point right

you can do questions whenever you want

okay we'll we'll get there terry i see

you um and and the idea of

we take high risk for high reward but

it's all about developing easy smooth

systems no different for me no different

for you

finding out a way to make this easy and

not complicated for heirs in their

situations right

don't get into too much it's a

transaction you're not worried about

everything stay out of the personal life

focus on the real estate life focus on

the real estate deal i could tell you

that being in this niche for four or

five years

i have learned that you you narrow the

focus keep the keep the conversation

back to the real estate transaction to

find a solution to that problem so that

was what i really wanted to go through

there and of course i got to show you my

times right i got to show you how fast

these things have been uh going um doing

these things in tampa in two weeks

jacksonville and two to six weeks it's

crazy right now uh miami 35 days

you got the idea that there are ways to

do probate fast because now your buyers

are not waiting forever right that's the

number one problem uh that wholesalers i

don't know about number one you you all

tell me what that is but

one of the biggest problems with

wholesalers is they're waiting that

buyer is waiting to get that property

and so they're they're following up with

the wholesaler like what's going on

what's going on now the wholesaler's

following up with the lawyer like are we

there yet and how many of you want to do

that for six months

i don't think anybody wants to do that

for six months so we'll talk about that

a little bit but we these are the

mechanisms we're gonna actually let me

back up before we go to some questions

these are the four mechanisms we're

gonna talk about

on the call tonight in stories and break

down that help you on your next

transaction so terry i'll let you ask

your question and then we'll dive into

case studies

hey it's terrain hurray toure no worries

no worries um

do i have um an estate that i'm dealing

with right now the

um the son died first the mom died and

then the husband died last year

his um so they had you know they don't

have any other children so the husband's

sister

i don't think there was actually an

actual will but she is i guess the the

closest heir

um so she established a small estate

last year

but she didn't she didn't i get she

didn't establish a full estate she

didn't actually you know do the whole i

guess become the executor of the estate

so anyway the sister this property is in

maryland the sister lives in north

carolina

and she's handicapped in a wheelchair

and

we're trying to

get um

you know get the proper probate papers

in place but do we need an

attorney in this situation or we're

already working on it we're getting um

we called the probate office this is in

baltimore and they're sending her they

sent her the documents yesterday

and um she's gonna establish probate for

but the issue is that her she didn't

think her brother owed anything on it

he's still old like 60k

and so she hasn't paid a note since last

april so we're sort of running against

time in terms of it could be foreclosed

on soon and so that's why i was letting

her know um so she will she be able to

call the mortgage company to find out

what the status is if she hasn't become

the executor yet or what happens because

right now we're in limbo

so the first thing coming to my mind is

there's a lot to unpackage there

there's a lot to unpackage so

first of all why don't we start at where

what what am i thinking right now i know

john's like what what's what's al's

breakdown of this right so

the first thing i'd be asking to rae is

who's on title to the property and i'm

only in florida so i don't know how it's

going to work in another state but this

is how i'm thinking it in a florida

transaction right it was the husband and

the wife and they're both deceased okay

so husband and wife were on title to

property this is how it works in florida

in my head husband and wife are entitled

to fl to property who is the last to die

the husband okay so the first thing i'm

thinking about is a possible probate for

husband right and husband did he have a

will or no will

um he did not have a will okay

and so he had no surviving spouse so how

many children did he have he had one and

the son died before all of them but

before the the mother and the father

okay so in a florida transaction what

would happen is that son when they

pre-deceived the mate that main person

it goes down to their children so

um it's possible is there a grandchild

the son didn't have any children

son had no children

brother sisters

no brothers and sisters only child

nieces nephews

nope

because there were no other children so

nobody knows who the next heir is

so the next heir

we would say would be the husband's

sister

right i mean because there were no

children no grandchildren right wait

right so wait a second so that's what

that's where i'm going right so yep

there's no there's no spouse there's no

children grandchildren

great-grandchildren all the parents any

parents are deceased and that's when you

go out to the brothers and sisters right

so brothers sisters of the husband yep

right so that's that's probably your

next point um what state is this north

carolina

no the house is in baltimore maryland

okay i don't know maryland attorney or

probate attorney there at all but

you're probably that's probably your

contact point and i don't know if you

need probate in maryland sounds like i

think you do

but

um that's where you got to connect with

somebody over there in the title world

to find out what's next now

when it comes to the mortgage company

they get really weird about authority

and who can talk to them so they may

they may want the letters or executor

letters of administration or orders

in order to talk to them so you probably

can't get to the mortgage company until

you're able to get the probate part done

we're seeing that a lot right now yeah

and that's what i told her so we're

working on that i guess uh

she already established a small estate

so i don't think that nobody's

contesting her none of her brothers and

sisters or anyone's contesting her and

so um i'm thinking that you know she's

okay with establishing herself as the

executor of the estate because no one

has contested last year like she has

their car

she got all their assets everything and

no one contested that in terms of

brothers and sisters

so would i need an attorney or can we

just proceed with probate and then

selling it

like i would normally say you gotta

connect with somebody in another state

in that in maryland to find out what's

required but before you do that

go to the title company on who would

close the transaction and see if it's

even needed so before you get to the

probate attorney go to the title company

and see what do they require to close

and for you to buy that property

so we might not even need for it to go

through probate correct what

are you you never know

you never know um if if dre came to me

and said hey al i think we got a

possible deal here

um they said it went through probate but

they didn't include the property i would

tell dre all day i'd be like look go to

title run the title see if they're even

requiring a probate to be done

and if they are

great let's do it but if they're not i

tell them all day like have fun go for

it have a blast

oh wow you just saved me like we because

this lady is so sick

she's so sickly she's been in a

wheelchair since she was nine years old

and that's what we're dealing with

they're this sister and it's slowing up

the process so when you talk about like

all of those components you're talking

about time

she is slowing up the process because

she she's so sickly

so this would be great thank you for

that that helps a lot

yeah for sure i mean those are these are

the kinds of things that it's like so

hard to get into on a presentation and

that's why i said you got something

you're thinking about say it now because

this is not the typical al nicoletti

presentation i normally do um i mean i i

i daniel's like you know i wonder what

all the others look like you know um

they're they're in the vault man they're

in the vault so

uh this one's different because i know

what you all are coming across i know

the i know the problems you all are

thinking and yours is a great one

because

if you don't have to do probate

why even get into it

right

so that that's the difference of why a

lot of people ask me these things

is because i'm thinking about it from a

closing the deal mindset versus a

probate mindset so there's title there's

title and then there's probate and many

attorneys that are in probate think just

probate probate probate and they don't

see the title world like great example

you'll like this

so i had a call the other day where

grandma dies

similar to yours grandma dies

has

no surviving spouse no will had a child

but the child pre-deceased her

and had one grandchild that's a minor

i explained i explained to her i'm like

there's gonna have to be probate for

this i mean there's going to be probate

but there's going to have to be a

guardianship and when i said

guardianship because of the minor issue

they're like whoa whoa my other attorney

said you know we didn't have to get

through this we don't have to do this we

don't have to get into anything

and i said okay

well what are they saying she said oh

all we got to do is the letters of

administration and i'm thinking see this

is the problem because

he's thinking about it on a probate end

i'm thinking about it on a closing the

deal end and there is no way that that

court order is going to allow that whole

thing to go through and i said look

there's going to have to be a probate

and a guardianship and she's like i

don't i don't see it i don't see it and

i'm like been there done that because

when the title moves from grandma to

granddaughter

that's going to shift the title to the

granddaughter

she can't sign a contract if she's 16 so

what is title insurance gonna say you

need to appoint somebody that can sign

on her behalf

point being is i'd rather everybody try

to see if you do need it or don't need

it and if you don't need it

great but if you do need it now you know

where to go

perfect perfect thank you yeah yeah

hey hey y'all can i jump in here one for

a second with toure

so one other question i always ask and

and that's why

al is saying

you have to know the questions to ask

right so one of the other questions you

always want to ask

is like because title ended up messing

with that uh the man because everybody

else kind of died before him

but you have to ask

was he married

prior and had children because if he did

like in texas

then those children are

now potential or are heirs

and have ownership to that property

um i did ask her that i asked her i said

did he ever have any other children was

he married so i did ask that question

and i may be wrong he may actually have

a will um so i'm going to talk to her

tomorrow but i did ask about all other

children because i didn't want that to

pop up okay just want to make it clear

to everybody that's a very important

question a lot of people have been

married before

and we don't ask it they want volunteers

most of the time him or her meaning him

or the wife right because her ear her

children with her children well she was

the she was the first one who died so

would it make a difference if she had

that i don't know you'd have to

talk to an attorney yeah but i know

she's a bigger state yeah this was her

own i do know that's a question you

definitely want to ask and then you can

tell the attorney and now he's got the

ammunition that he needs to fix it

okay perfect okay

yeah you think

yeah because what what john's saying in

in a florida situation um you're

thinking how many children ever ever

ever right so

john's saying any children from the

prior relationship i'm even saying ever

all time because you never know how many

there ever were and you know john they

they all laugh on the phone they're like

that's you know that's crazy why do you

have to say it that way well it's

because when i asked you the question

you said you're the only surviving

that's not the same answer you know so

totally get it like john's advice right

there is gold uh you never know when you

come across those situations but on the

pre-deceased spouse in florida that that

interest would be out but

i could tell you stories about lady

owned the property

and the investor kept driving back and

forth all day

and eventually he said i want to try to

buy this property

and

he did a skip trace and he couldn't find

anybody so he had to get a genealogist

involved and the genealogist came back

and said

the lady has no heirs

and we were like

oh my gosh what do we do now like you

know do we have to get the state

involved

and so he goes whoa whoa whoa

the statute says you got to go back to

the pre-deceased spouse

and go down their whole probate mock

arena

and so when they went down that whole

mock arena they found out there were

five nieces and nephews

so in the florida world the pre-deceased

spouse's interest

isn't

totally out of the realm if all of a

sudden you have a full air search and

there's no heirs

i don't know if anybody knew that one

was crazy i got that one right now i can

tell you about that story so

i'll keep going anybody else have any

questions before we keep going right now

let's see yeah all right so

these are true stories these are true

stories

oh is there a that that's more for john

right there is there a statute of

limitation to probate a will in the

state of texas

i have no idea

we can get we can get to that um

well let's dive into some stories let me

tell you some case studies that i've

been through and i'll i'll tell you some

of these themes so

this is this is the one

that was i called one of the ones for

the books last year it was a crazy deal

so investor comes across a piece of

property that's up at the tax auction um

and dre is still on right oh dre you're

going to be taking notes on this you'll

be taking like you'll love this so

investor finds a piece of property it's

about to go to auction at the tax

auction the back taxes to pay off so to

get it off the auction block were like

ten thousand dollars so the investor

looked at the property and and said

maybe there's a probate maybe there's

something going on here let's have a

look so they send it over to me i look

at look at the property i look it up on

the property appraiser and there's one

person named

and i thought hmm

no deeds i think there was one deed

maybe it was 1940 but it was like long

time ago

so when i saw that deal when i saw that

transaction i thought

something seems weird about this 1940

seems like an old old property

so i told them i said here's what you

got to go do i don't think it's just one

person

go pull the title to the property let's

see what's going on see the big picture

right because like we just discussed if

you don't have to do probate why are you

doing it

right if i have to do six probates let's

go but if i don't have to do any you

want to close your deal

awesome

title comes back and says not just one

but eight people were all on the title

together on this property so i asked

them i was like all right so of the

eight people

who were alive

and they were like

two

just two of us

and i thought okay so wait a second out

of out of that eight two of you're alive

that means we're about to do

six probates on one piece of property

the next question i had was is there

even room in this deal like we're about

to do six probates you know that's gonna

be a lot of money like what are we

looking at here and the first thing that

came out was it's a commercially zoned

lot

in a really hot area right how many of

you love those lots especially if it's a

commercial lot right so they said it's a

commercial lot

and

don't worry about it it's going to be

it's going to be a huge deal so when we

did some digging and we had to draw out

a whole tree

we found out there were people that died

in 1950 1970 1990 uh 2020 it was it was

a lot a lot of people

one of the first things we had to do was

how do we even get the death

certificates

if you can't find a death certificate

there are investigators out there that

can find it for you so whether you're in

florida or you're in another state

you got to connect with the private

investigator i know a guy dre if you

ever need him i know a guy

who helps find the death certificates

because that death certificate could

determine whether you have to do a

probate or not

huge right so we did the whole tree we

did everything we had to file six

probates we had to lay out the whole

record

everything took six months

we had we almost at one point had to

partition the property

but because we got an investigator

involved because we talked to the air

super nice it's great i mean it was

super easy to talk to everybody ask

questions we communicated we we had to

call this lady five or six times i mean

we still didn't get it and we're like

hey what do we do well you know who who

who is this the tree kept going out to

brothers and sisters and out and now we

said who is this um how are they related

what is this what is this what is this

just finding out the whole story asking

those questions

six months later

we get the probate all the way through

all the way to closing

and the investor nets off that one

transaction almost two hundred thousand

dollars

one deal

but

look at that it was worth it between all

all of the death certificates

the whole tree and asking the questions

who's around how many people uh where

are they are they alive are they

deceased um any will or no will you know

asking that question and bringing it to

title

was huge because if they didn't do that

the deal wasn't getting done so that's a

huge one um that i've done this is this

is another crazy one

oh let me get before i get to the moral

of the story so i picked up a probate

and um

it was really straightforward right so

investor did a mailer to this one seller

and the seller ended up being the

grandson of this guy and we were like

how did we even get to the grandson like

how why are we a grandson find out that

grandfather owned the property in his

name only

when he died he had no will he had no

spouse he had one child ever

right that one child ever dies before

grandfather

and so what happens it drops straight

down to the grandson and he's the only

grandson so the investor's like all

right you know i think we got the right

people i'm under contract with him what

do we do i said

this is straightforward where's the

death certificates both death

certificates

get it to title run the title get it

done

so we did this probate in

two to three weeks

um the investor helped getting the death

certificate getting the documents

anything they needed they did their

inspection

um they did everything they had to do

and so we did it in two to three weeks

the investor couldn't believe it

five months later

i get a phone call from another investor

who asked a question about something

totally unrelated but before we ended

the call

the investor said

hey al got a question for you

and i was like all right what's going on

he said um

did you do the probate on that one two

three main street and i'm like

yeah yeah yeah he's like

how long did it take you to get done

i was like

two to three weeks

he was like are you joking i was like no

we did that pretty quickly

he said

he passed up on the deal

because the title company told him it

was going to take five months

how crazy is that

careful what you hear out there about

timing

you never know until you dive in on a

deal

and ask the right people go to the right

people and say

what's the puzzle how do we do it how do

we tackle it boom done

so he missed on it he missed the whole

deal

because

he just heard it's going to be

complicated we're moving on that's why i

go back to the original slides about

there's a problem

there's a solution

what's the solution

and how much does that cost

because if the cost outweighs the deal

forget it

but if the cost fits in the deal boom

you can do it um we've had ones where

we had to get creative

right um how many of you actually i'll

tell you the story right now that that

almost happened you all are going to

love this one john salon john's right

there right so

john

you'll love this

investor comes across a piece of

property and

there's six heirs

and so the investors like i think we i

think we're gonna get them i think we're

gonna have all these heirs so they go to

each one of them

and they get five under contract

and so i said oh okay you know you're

almost there get you know you're gonna

get that six one right

they come back to me the next day

they're like he won't sign like he's

just refusing to sign that contract so

what's going through my head is okay do

the probate then you get the partition

you know the whole shebang

so i i i didn't think anything of it for

a couple days but then we scheduled a

new phone call and i said i need to talk

to the air that reached out to me so i

talked to one of the main sellers and i

asked a question i said

let me ask you something

in florida there's something called

homestead and there's something called

non-homestead

and homestead means it's where they

lived and resided where that deceased

lived and resided and if they lived and

resided there

that means title moves to everybody and

you're gonna need everybody on board

but i have a question for you

was that the primary residence of mom

and did she did she live somewhere else

when she died and never intend to come

back

adamantly they were like she was not

going back to that property totally

uninhabitable i saw pictures the roof

was caving in total mess

and i thought to myself you know what

if that's not homestead guess what's

happening title doesn't necessarily move

to everybody and there's a way we can

get around him

so the next day the investors go back to

the air the seller and say you know go

talk to your sibling

the next day

all of a sudden he's on board

when he found out that they were about

to go square right around him and bypass

him and get the deal done he all of a

sudden came to the table and signed the

contract

strategy and thought process saved a

deal

shaved the amount of attorneys fees and

costs off that deal because we came up

with the solution that was a checkmate

to what his situation was

you want to talk about getting creative

boom

that's getting creative to to get that

deal to figure out what we had to do

that was crazy they purchased it this

was another deal but this is the same

scenario this one they purchased it for

like 160 and they knitted like 90 000

off a deal when you get creative with

deals

and you think through the problem and

the solution you know where to go and

ask the right questions bring the whole

situation together there's a way to

there's a way to figure it out i've

talked about this so many times in

presentations the cuban probate dilemma

we were missing an heir the tax deed was

in like a week

we had to put the pieces and puzzle

together get everybody on the phone get

everybody to sign the probate documents

we were missing one and it was a rental

property meaning non-homestead so what

did we just talk about we had a way to

get around it and on this deal

because it was so soon the back taxes

were 20k

so if you didn't want to pay 10 000 up

front for a lawyer with the probate uh

there's no guarantee getting done

how many of you want to pay 20 000 on

taxes on top of that and have no idea if

it's getting done right so same thing

that happened with this investor they

didn't pay off the property tax they

didn't do anything they wanted to see if

the probate would get done

in time before they paid it off

we filed it on a friday we got a case

number on a monday we got a hearing on a

tuesday and we got court orders that

same tuesday and got the whole thing

done

order through to the title company

closed the deal then they paid off the

taxes so they netted about 100 i think

it was or 90k on that deal it was wild

so if i'm reaching you out there um

if i'm if i'm getting through to you on

all this stuff drop a comment like let

me know

if you're learning this stuff because i

i love to know and like daniel said

yeah i d i thought about that one that i

was just talking about that was a great

strategy

i never thought about that because now

he was forced to do something yeah dre

loves that yeah he was forced to do

something he was crazy

so i bring up this story too because

it's it's the red herring right

sometimes in a probate deal

investors title companies everybody's so

worried about it getting done is it done

is it done is it done is it done

you gotta you gotta slow it down and

think through what the problem is so

two investors wanted to figure out how

do we get this whole thing done

um and it was a complicated scenario

because we were dealing with the

scenario of two wives and i call it the

tale of two wives and we had to figure

out which wife was the right one right

we had one probate that we had to do

and when we did the first one that was

easy

the second one we had to deal with which

wife so the investors are like is it

this one is it this one is it this one

is it this one eventually

we figured out it was the one

that was still married to the guy before

he left her to go marry another one and

they never divorced

but i tell you that this is the red

herring case because everybody was so

worried about the tale of two wives

people forgot about an auction coming up

that nobody knew about

so people think about

the transaction but you forget about the

thing that's coming up and so

it was around the same time like

september

um i think it was around august actually

and we kept getting phone calls from one

of the heirs saying that they kept

getting um these surplus recovery

systems reaching out to them saying hey

hey your property went for auction can

we can we uh recover the money can we

recover the surplus and we were all

thinking like what in the world are they

talking about like surplus this hasn't

even been up for auction the title

company didn't pick it up

nobody picked it up

come to find out while i get the court

order to sell the property we're gold in

there we figured out the tale of two

wives

nobody knew about the foreclosure

auction and the property got lost at the

auction

totally

they couldn't go back

so yeah so like yeah like i said daniel

everybody was worried about this

and everybody forgot about that and

that's why you got to know the whole

puzzle to everything and get all the

pieces in play to see the whole

transaction it's like the bicycle you're

going left you're going right you're

going around you got to know all these

angles before you get into it so great

story but

at the same time we learned something

from these oh by the way you're probably

thinking was it a total lost cause

so the crazy part about it is that when

the property got sold

there was a hundred and twenty thousand

dollar surplus sitting in the account

you know how many people would never see

a hundred and twenty thousand dollar

surplus ever sitting in account like all

the tax uh tax surplus collectors

it was crazy so we just figured out

recently how to get half of it and we're

still dealing with the second half of it

but the investor you know he wanted the

property but at least all his his time

was not unaccounted for he was still

able to figure out a way to get some

money from that transaction and um and

get to that surplus so not a total loss

cause but crazy stuff i got one right

now we're

uh working on where there's there's no

errors zero errors right so we're

working on that because the genealogists

came back and found out through the

whole probate mock arena that there's

no heirs and we're gonna figure that out

we're gonna get through that whole thing

and genealogies play a role too so

whether it's florida whether it's texas

whether it's north carolina if you ever

need somebody that does that kind of

stuff you just let me know right that's

those are kind of resources that can

really help you out there it's huge

get creative i've had ones that took 18

months we had to solve that too i've had

ones that took two hours because the

lawyer that they were using beforehand

sat on the file

for six months

six months didn't do anything else but

quote the file quote the doc stamps

nothing

and i come in the picture when they

retain me and say it's just the two of

it's just two of us

right how hard is that and when they

both sign all the documents and we get

it done

that's the one i did in two hours

so you have attorney taking

six months and you have spring chicken

attorney taking two hours what a

difference

right so those are a lot of the problems

like problem timing pro solution getting

it done and being efficient right so

that was another crazy one um

and this is this is another one um this

is this was a land deal uh i don't think

tory's on but this was a crazy deal uh

tori was working on on a land deal

and

she got it was one seller but she was

dragging her feet

i mean

we've never done so much follow-up and

acquisitions and crm on one lady it was

unbelievable but we got to a point where

all right we're going to be out you're

not going to make that money she finally

signed it's crazy stuff

and uh oh daniel all this is helpful

oh yeah yeah for sure

yeah yeah

i'm just looking through some of the

questions right now

uh john yeah specialized knowledge gems

got gotta know that stuff uh dre yeah

first thing i look back at is taxes then

mortgage and you know what a lot of

people a lot of people don't do that and

it's crazy

crazy stuff um also i'll say now so

switching away from just probate

if dre john uh anybody out there

comes across the life estate thing

you let me know that's the crazy part um

those are crazy crazy transactions um

that can be profitable

wild i mean there was one where the

spouse didn't want to cooperate um and

then

uh the children didn't want to cooperate

they didn't get along

all that crazy stuff and and we

eventually figured out how to get rid of

that life estate it was nuts and it

worked out really really well um i have

one that's an adverse possession case so

on this one

investor came across a piece of property

and initially the lady that was in it

wanted to sell

but she her son was also living in the

property so

it was right before the pandemic hit

and she wanted to kick him out of the

house

so we were able to do the eviction when

i was doing evictions when i was

actually doing that at one point we

kicked him out of the house

and then i said great

go to closing you're good to go

they go to the closing table and the

title company comes back and says hey al

there's a problem and i'm thinking

what's the issue

when the original lady owned the

property she conveyed the property to a

trust

then sometime after that

she conveyed that property titled in a

trust to another guy who titled the

property in the trust

in 2013

he then conveyed the property to another

lady who then conveyed it to another

lady who that's the lady that's living

in the property and she's been there for

more than seven years

the title company came back and said al

there's gonna have to be some kind of

quiet title adverse possession thing i'm

thinking okay got it you know let's

figure it out so initially was the

eviction the title company comes back

there's a lot of improper conveyances

between two trusts

and what we had to do is we didn't know

any beneficiaries so all we had were

what that lady gave us and what somebody

there was another trustee and what she

gave us

and the spread on this deal is like 175

000

so i looked at i said oh my gosh like

two trusts how many beneficiaries how

many how many potential defendants are

there

40 defendants

40 beneficiaries possible possible

beneficiaries we didn't find out about

the 13 beneficiaries until we asked the

title company again for the documents

and then all of a sudden we saw them so

we see crazy deals where we have to get

creative because she had been in that

property for more than seven years and

in florida when somebody's lives and

resides in that property

and they're on a d they're on a judgment

they're on a court order and they

maintain it they improve it they

cultivate it they didn't close it

and they've been doing that for more

than seven years there's a way that they

can claim adverse possession of the

property

um and we've been on the hive call i

know there's differences between florida

and texas and the amount of years and

definitely get with john when you want

to ask about uh get into the adverse

possession in texas but in florida seven

years and there's two different types so

we've had to use creative strategies and

you know what it's gonna take a while

but we're gonna get through it

wild stuff we even came across the wild

deed um fraudulent deed recorded on the

property um

and the lady didn't even know about it

until the investor did driving for

dollars

and when she did drive when when he did

driving for dollars he only discovered

it when he pulled title he looked at the

property appraiser there's two tenants

living in the property he finds out the

real lady that owned it and said are

these your tenants

and she's like no those are not my

tenants i don't even know who those

people are so

we had a case where

those people these guys

recorded a a deed and they used some uh

foreign relative

to forge the deed and we even found the

lady and got an affidavit from her that

she never signed that deed oh that that

was pretty cute too that was the nail in

the coffin right there um we just

totally proved that um so we we've come

across situations with wild eats and we

we did a quiet title we served the guy

he was a total squirrel for about four

months uh we almost did publication by

newspaper and all of a sudden at the

last minute at the hearing he showed up

and he wanted nothing to do with that he

just wanted out so you never know that's

a solution right how much is that

always depends on the case but there's a

there's a problem what's the solution

and we came up with a solution to figure

out what that potential thing was um and

in florida you can come across these

crazy properties where somebody some one

wants to sell and the other doesn't want

to sell right so dre may come across a

commercial lot that's owned by brother

sister and brother wants to sell and

sister doesn't and let's just say no

mortgage back taxes are only 2 000 but

dre knows he can assign this for

300k he can snag it for

uh 40k or 20k

and still there could be a profit margin

off of it it's even possible to buy out

interest and do a partition and force

the sale if the money makes sense so

there's a problem where one wants to

sell and one doesn't want to sell what's

the solution either they do the

partition or you can buy out an interest

and you go from there no guarantee you

get the property but there's a way to

figure all that kind of stuff out um and

and this guy there's one investor he

bought a d for 800 bucks he bought a

one-third interest for 800. he's gonna

he he could easily net about 10k so

we've seen that stuff so

i'll open up the florida questions and

ask a whole bunch of stuff but i just

wanted to go through some case studies

little things that are going to jog your

memory and hit a red flag um

when when you come across these things

again find me on facebook instagram

youtube um you know

any questions that the hive has i'm here

to answer i i love the hive so you just

let me know what y'all are thinking or

what's going through your heads

all right i have another question go for

so i had a deal it's actually still on

the table because it's supposed to it

was supposed to um

close by the 28th of february this guy

inherited this property um after he got

out of prison and i say this for a

reason he inherits his property from his

parents parents whomever he's the

executor of the estate now he had he

owed some back taxes on it and someone

had purchased the taxes and there was an

attorney assigned to it

but so the attorney required him to pay

the attorney fees and then go pay the

back taxes in order to take it out of

tax sale

he and i came up with an agreement for

me to purchase the house from him um

with the agreement that i would pay the

attorney fees and then pay the taxes

i go pay the attorney fees and when i

pay the attorney fees he backs out the

deal

he comes up all this stuff about our

contract is illegitimate it's illegal

it's fraudulent he claims he has his

attorney who has told him this he

threatens my real estate license i'm a

real licensed real estate agent he does

all this stuff to create this

and really what i think it boils down to

is that he was trying to scam me

that after i paid the attorney fees he

backs out the deal now we still have a a

contract a legally binding contract

until the 28th of february

i basically

the title company was like well what do

you want us to do because he won't sign

we were ready to sign in everything they

had you know they were running title and

we were pretty much going to get it

clear to close and he backs out of it

won't sign it so i think he's trying to

sell it to someone else for another

price so i put a mechanics lien on his

property but there is there anything

else that could have been done or could

be done

yeah so

i definitely leave a lot of those crazy

strategies to like dre or

john i'm sure you've got some strategies

but the there's two things going through

my head um on on those deals what state

is that

again baltimore maryland we need we knew

find you a lawyer over there in

baltimore maryland you need to hey

together and figure that out so

two things are going through my head

one is a memorandum that gets recorded

on the property but definitely get with

an investor that knows all about that in

maryland and how that works maybe they

don't have it it may not be allowed you

got to find out but some investors use a

memorandum they get recorded um or you

know with the contract and sometimes

they even get the seller to sign that

memorandum

and they record it against that property

so that it clouds the title so that if

they if they back out of your contract

and they try to go to another

uh buyer when they go to the title

closing the title is going to come back

and say whoa something's wrong uh what's

going on here um they they recorded

something they have an interest right so

if that's the first thing that's going

through my head

the second thing is in florida and in

other states too i'm sure they have this

in texas and north carolina you got to

find out but

if you're under contract

with a seller

and you're about to go to the closing

table you're ready willing and able to

close there's no contingencies it's a

legitimate contract

um i mean there's a price there's a

property there's a legal description

there's all this stuff

and the seller backs out at the last

minute

in florida there's a remedy called

specific performance

where the buyer can then file a lawsuit

and enforce and force that seller to to

sell that property and uh get that whole

transaction closed

there may be a mechanism like that in

maryland that you have to find out um so

maybe that helps it's called specific

performance

okay perfect thank you

yeah can i jump on that one too yeah

uh and

you know a lot of my experience has been

either in texas or i've had students in

florida that have

been in your same

shoes

but one of the things one of the issues

is when you're in a state

or even a county right or or

you know wherever you might be the

jurisdiction

if if that is a

more leftist

area where they tend to side more with

the buyer

because they look at investors as

predatory just by default that's that's

the way they look at us

um i've never seen them enforce by the

way i've never seen anybody any judge

uh enforce the specific performance uh

idea it's there it's in the law but they

just don't want to do it even in a

regular state where

you you know you you might have a a more

commercially uh sighted judge they still

won't do it um

because they they peg you because you're

an investor you're professional

they peg you as more kind of at fault if

they just you know the other side says

hey i didn't understand it or or you

know i was defrauded or whatever

they they tend to go with that so what

you kind of have to do

is you have to go lawyer up basically

right and then that lawyer can send a

demand letter

generally this is what happened they

sent a demand letter to the other side

uh you know demanding that

you're paid what you're owed plus the

any kind of lost profit so if you had a

buyer lined up and you can show that you

were going to make x amount of profit

they can ask for that plus even trouble

damages which can be triple that amount

and that usually gets them to go ahead

and at least

you know do an out-of-court settlement

with you and you get your money back

that you paid that lawyer and that's

probably most the most that you can hope

to get is the money you paid back and a

judge would tend to also

go with that as well

even if they're saying okay you know you

were

you know you're a bad investor because

you know you're

you're capitalist i'm sorry but that's

just the way it is today um

they will still not want you to lose

money that you're out of pocket so

that would be you know what i would

suggest that you do

in that case

and when that lawyer

sends the demand letter they're all

that lawyer will also

file a less pendants against that

property so that owner can't sell that

property until the the

the court matter is settled on it so

ties them up as well

so that um

in this case what did you say that i

would get what i would have gotten from

the buyer as well

uh with fire but you could okay

depending on the judge and the way that

the judge looks at you so if if it's a

liberal leaning judge

no probably not if it's if it's a a

republican type judge

you might get that or you might get some

you know amount that they decided is you

know that you were entitled to

okay

okay yeah because i had my buyer i would

have made about 18 000 off of it yeah so

those amounts are what get them off you

know get them to settle with you at some

at some amount

and that'll be between the lawyers to

figure it out the lawyers will will work

it out for you and they'll come up with

a settlement amount that you know

because it's all about cost you know how

much will that lawyer charge them to

defend the case et cetera et cetera

uh the first thing most lawyers tell

tell you is oh

you've got a great case so we're gonna

win

until after they start the case they got

you know they've got your money then

then they start to come back and this is

what they'll do to him he'll come back

and say oh you know it's going to cost

you more to fight this and she throws a

bunch of motions depending on how good

your lawyer is that you hire

you know i mean i've been in court cases

that have lasted four years motion after

motion after motion and i was i was you

know i had the litigator lawyer and he

was finally one motion after another

until they backed off

yeah you know what it's really not worth

it to me i just want my money my initial

money exactly yeah and he's and he and

he's going to feel the same way

you know depending on how good that

lawyer is that conveying your message

conveying my message yeah good luck on

that

yeah he's he's crazy

yeah he's really not so

um so yeah i i have a couple of days to

perform because our contract ends on the

28th

and um so i just have a couple of days

left and i could just get a lawyer to at

least try and send him a demand letter

okay

thank you

go for it john

i'm sorry i was dead thank you

you know john brings up a great point

right about i mean right there the

difference of lawyers right the ones

that are going to be like oh you have a

great case and then it's like you know

let's lure you in and then all of a

sudden it's going to cost more money and

more money

and that's where i don't know i

just a different breed because i'm

thinking about like how do you get the

whole thing done do you even need it do

you even not need to go through this you

know what are the options that you have

is it totally needed and um you know

some of these some of these other a

lawyers i don't know how to answer that

you know so john brings up a great point

just got to be careful what you're going

across

my guy what's going on

well thanks so much hey i just wanted to

add um just to kind of add a little bit

as far as with the lawyers um i've dealt

with hundreds of them many of them from

real estate

to general to all all the walks of life

from them um i learned that i rather use

a specialized attorney like al is

specialized in probate he knows like the

back of his head but i won't use al if

you know i got hit by a car you know um

it's these attorneys who

their divorce lawyers their real estate

lawyers their ambulance chases lawyers

they're like what they they they have

all these hacks

um so they really can't focus down on

what you're looking to do

so i recommend

you know finding an attorney that

specializes in certain things like i

have a real estate attorney but then i

also have an asset protection attorney

it's like whoa isn't that the same thing

it's like two different ball games um my

real estate my general real estate

attorney tries that i like asset

protection but i know he's not um so

just understand the roles that they play

and choose someone that's that's

specialized yeah it'll cost you more

money maybe it will maybe it won't but

it's worth it because you don't want to

use a divorce lawyer to do real estate

and i'm telling you they do it they're

like yeah i can do that for they're not

going to turn it if you hit up a divorce

lawyer and say hey i got this real

estate transaction they're going to say

yeah send it to me i'll look into it so

now they go from a divorce lawyer to a

probate attorney just like that snap of

a finger um

so just use an attorney that specializes

my my recommendation

it's great

yeah get with specialists is is is um i

called one and she said to write a

letter was gonna be

uh 300 an hour and it's gonna take three

hours is that

is that about accurate

yeah i mean i don't know how they run

attorneys fees over where they are but

you know they're that's that sounds like

the going rate for things um

but

you know did she did they even analyze

the whole situation i mean

it may be worth it right it may be worth

it depends on what the success is maybe

you run it as a contingency and you just

say like if it works you get paid or um

you know they'll do billable hour or or

they'll do a flat rate a flat rate fee

so um

there's different different strategies

and stuff like that that's where that's

where with the probate side even if it's

six or one

you know i'm the style that i'll wait

until the closing to get paid right um

and not a lot of lawyers think like that

in their business whether it's demand

letters or the lawsuit side lawsuits

it's hard because there's so much time

and effort and emotions and hearings

that go into that kind of stuff so um

yeah i mean there's different styles of

things and different lawyers have their

way

okay thanks

any final questions

i appreciate mr al nicoletti for coming

on today

the kids turned light on me appreciate

mr alex coming on today um this has been

a great great

call i learned a lot every time out

comes on i learned something new it's

crazy how that works i was always i was

always dropping some some gems there so

we appreciate coming on um thanks thanks

everybody coming out everybody to stick

around to the end but yeah our next call

is uh saturday at noon central so please

check it out thanks al

appreciate it love you guys thank you

thank you for everybody being here john

andre

trey bob thank you everybody for being

here so i hope you got a lot of value go

crush it out there get it