Welcome back to another essential update for real estate investors, note buyers, and market watchers! We are officially in Q2 of 2026, and the landscape of distressed property is shifting rapidly. In this episode, we dive deep into the latest data from the Texas foreclosure auctions and broader national trends. Is the market entering a crisis, or are we simply returning to pre-pandemic normalization? Whether you are looking for residential opportunities in Harris County or commercial assets in North Texas, this episode provides the data-backed roadmap you need to stay ahead of the curve.

We kick things off by breaking down the latest quarterly report from Auction.com, featuring insights from industry expert Darren Blomquist. Across the USA, we are seeing a significant return to 2020 levels of market stress.

• National Volume Spike: Foreclosure auction volume increased 33% in 2026, reaching a six-year high.
• Widespread Distress: 44 states and the District of Columbia reported annual increases in foreclosure volume.
• Normalization vs. Crisis: While volume is up, the data suggests a steady "normalization" to pre-pandemic levels rather than a sudden market crash.
• Equity Erosion: Average equity for scheduled foreclosures has declined to 26.9%—a 13% drop year-over-year—driven by cooling property values.
• The REO Shift: Banks are increasingly taking properties back at auction and listing them as REOs on digital platforms at "market-attuned" pricing.

As one of the leading foreclosure states in the country, Texas is seeing a fascinating month-over-month shift. We break down the residential and commercial filings for May:

• The Monthly Drop: Despite an annual upward trend, May saw 3,774 filings—a 20% decrease from April.
• Commercial Snapshot: There are 456 commercial filings across Texas this month, with North Texas (DFW area) leading the charge at 144 filings.

• County Breakdown:
• Harris County: Remains a powerhouse with 698 residential filings.
• Bexar County: Holding steady with 397 filings.
• Dallas & Tarrant: Seeing slight month-over-month declines but still high-volume markets.
• The "Zero" List: Notably, Fort Bend and Montgomery counties showed zero scheduled foreclosures in the reported data for this specific period.

We also discuss how to capitalize on these trends, including a recap of our session with Texas legend Arnie Abramson on making money at tax sales. Learn why buyers are currently paying roughly 67 cents on the dollar for auction assets and how "bid-ask spreads" are narrowing as sellers adjust to sluggish conditions.

The numbers don’t lie—the foreclosure supply is rebuilding, and the opportunities for prepared investors are growing. Don't wait for the competition to catch up. Use the resources mentioned in today's show, like Roddy’s List and Foreclosure.com, to do your due diligence and start bidding with confidence. If you found this update helpful, subscribe to the Note Closers Show Podcast and join us at the next auction. Until next time, go out there, take action, and we’ll see you at the top!

Watch the Original VIDEO HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!

Are you looking to break into the Texas real estate market but tired of the heavy competition in the "Triangle" (Dallas, Houston, Austin)? In this episode, we sit down with the "Texas Tax Lien Legend" himself, Arnie Abramson. With over 30 years of experience, Arnie is the former president of the Texas REIA and an acknowledged expert in the unique world of Texas foreclosure auctions.

We dive deep into why Texas is a Tax Deed State, not a tax lien state, and why that distinction is a massive advantage for investors. Arnie explains the mechanics of "First Tuesday" auctions, the 25% redemption penalty that works in the investor's favor, and how to find hidden gems in smaller, growing counties like Hunt, Collin, and Hays.

If you are a new or seasoned real estate investor, this episode is a masterclass in navigating the complexities of trustee sales and tax foreclosures in the Lone Star State.

• Tax Deeds vs. Tax Liens: Why buying the property outright is better than just buying the debt.
• The "First Tuesday" Rule: How Texas auctions work and why timing is everything.
• Cashier's Check Strategies: Navigating the payment requirements for different types of sales.
• The 25% Redemption Rule: How investors earn massive returns even if a property is redeemed.
• The Power of Smaller Markets: Why Arnie avoids the Big 5 cities and where the real profit is hiding.
• Helping Homeowners: How Arnie uses owner-financing and "equity deals" to create win-win situations for families in distress.
• Join the Team: Arnie is looking for partners to help with due diligence, property previews, and bidding across Texas.

That’s a wrap on this masterclass with the man, the myth, and the legend, Arnie Abramson! If there is one thing you should take away from today, it’s that Texas real estate waits for no one—especially on the First Tuesday of the month.

Whether you’re ready to dive into the tax deed game yourself or you want to partner up with a veteran who has seen it all, now is the time to act. Don't let these off-market opportunities pass you by while you're stuck fighting for scraps in the big cities. Grab your phone, save Arnie’s number, and start building that Texas-sized portfolio you’ve always dreamed of.

Remember: in Texas, we do everything fast—fast highways, fast foreclosures, and fast paths to wealth if you know the right people. Thanks for tuning in, and we'll see you at the next auction!"

Arnie is looking for dedicated individuals to help expand his research and bidding operations into more Texas counties. If you want to learn the ropes and earn while you learn:

• Phone: (214) 869-7188 (Call or Text between 7:30 AM and 9:30 PM CST)
• Email: You can email Arnie directly at arnie@txtaxsales.com!

Watch the Original VIDEO HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!

Are you tired of finding great real estate deals only to have them stall because you lack the funding? Many investors believe that "raising capital" is a one-time pitch, but the reality is much more persistent. In the world of private money, the fortune is truly in the follow-up. While most people give up after the first attempt, the elite investors—the ones closing deals month after month—know that a "no" today is often just a "not yet" for tomorrow.

In this episode, we dive deep into the systematic approach to raising private capital, treating your marketing like a professional athlete treats their swing. Whether you are a seasoned note investor or just starting out, mastering these nine steps of follow-up will ensure you never run out of fuel for your deals again.

Raising capital is a skill developed through repetition and persistence. Here is the breakdown of the follow-up system discussed:

• The Power of 80%: Approximately 80% of sales are made between the 5th and 12th contact, yet nearly half of all professionals never follow up a second time.

• The Baseball Analogy: Raising capital is like hitting in baseball; even the best fail 70% of the time. You must keep taking "swings" (marketing attempts) to eventually hit your singles, doubles, and home runs.

• Mining the Right List: Successful fundraising starts with a quality list, such as Self-Directed IRA (SDIRA) owners found through county appraisal districts.

• The Multi-Channel Approach: Effective follow-up isn't just letters; it involves a mix of direct mail, social media sleuthing, email marketing, and SMS text blasts.

• The "Hello Letter": Your first touch should be a professional, printed letter (not a "yellow letter") that includes a QR code to your pitch deck.

• Social Sleuthing: Use VAs to find LinkedIn and Facebook profiles of your leads. Sending a personalized DM is a low-cost, high-impact way to move a cold lead into your CRM.

• Case Studies as Fuel: Don’t just "check in." Share case studies of deals you are evaluating or have closed to show prospects that you are an active, credible investor.

• The Power of SMS: Text messages have an 85% open rate within the first five minutes, making them far more effective than the 17-20% open rate typical of emails.

• The Essential Toolkit: To go pro, you need four core assets: a professional website, a 10-minute pitch deck video, a CRM with open-rate tracking, and a consistent schedule.

Many investors spend their time chasing one giant "whale" investor, but this system is built on singles and doubles. By consistently touching your market once a week or once a month, you build an "avalanche" of capital that snowballs over time. Remember, the best time to raise capital is before you actually need it. Start your marketing today, stay coachable, and watch your real estate business transform.

Ready to scale? Don't let your leads drift away "like smoke in the wind". Implement these follow-up steps and start hitting your funding goals!

Watch the Original VIDEO HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!