What do the numbers really tell us about the Texas real estate market heading into fall? Welcome back to the latest edition of the Texas Foreclosure Update!

In this episode, real estate investor Scott Carson returns from his trip to Minnesota and Wisconsin to break down the complete September 2026 Texas foreclosure numbers. Total filings held steady across the state with just a slight 12-filing increase from August, bringing the total to 4,227 foreclosure filings across Texas for September's Super Tuesday auction. Behind those high-level numbers lie key regional shifts, county-by-county spikes, and emerging inventory trends that note investors, private lenders, and distressed property buyers need to know.

Whether you are looking to source pre-foreclosures, target non-performing mortgage paper, or uncover commercial real estate deals, Scott delivers the exact metrics and insights you need to find high-upside opportunities before the auction block.

Key Topics Covered:

• Statewide Macro Breakdown: Analyzing 4,227 total foreclosure filings across Texas for September 2026, comparing month-over-month performance to August's 4,215 total.
• Residential vs. Commercial Inventory: Unpacking 3,768 residential foreclosure filings alongside 447 commercial filings across the state.
• Regional Commercial Trends: Examining commercial shifts—South Texas jumping by 36 filings to 81 total, while Central Texas dropped by 16 to 118, East Texas dipped to 104, North Texas fell by 19, and West Texas fell to 18.
• County-by-County Deep Dive: Breaking down filing counts in major markets including Harris (672), Bexar (417), Dallas (337), Tarrant (264), Travis (123), Fort Bend (137), Hidalgo (170), El Paso (96), Williamson (74), and Collin (135).
• Notable Spikes & Drops: Highlighting Hidalgo County’s major spike of 57 filings, Harris County’s 21-filing increase, and notable drops in Bell (-36) and Williamson (-34) counties.
• Sourcing Distressed Paper: How to leverage tools like Roddy’s Foreclosure Listing Service (foreclosure.info) to track self-directed IRA lenders, locate bank-owned debt, and uncover pre-foreclosure opportunities.
• Upcoming Virtual Masterclasses: Details on the live Wholesaling Notes 101 Masterclass scheduled for September 26, 2026, and the 2-Day Virtual Note Buying Workshop on September 19–20, 2026.

Understanding the numbers is the first step to finding profitable real estate and note deals in Texas! Take these insights, apply them to your deal sourcing, and stay ahead of the curve.

Got questions about evaluating Texas real estate or sourcing non-performing paper? Book a call directly with Scott at talkwithscottcarson.com or email him at scott@weclosenotes.com! To get $20 off your monthly foreclosure list, head over to foreclosure.info and use the promo code weclosenotes. For details on upcoming live training, visit wholesalingnotes.com and notebuyingfordummies.com! Don't forget to subscribe, leave a review, and share this update!

Watch the Original Video of this Episode HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!

Is a luxury beachfront property with massive rental income always a slam-dunk deal for a note investor? Welcome back to another episode of 50 Note Deals in 50 Days!

In today's episode, real estate investor Scott Carson takes you down to sunny Galveston, Texas, to analyze a high-end, waterfront short-term rental (STR) facing foreclosure. Featured on a popular wedding show on Netflix and operating as a premier event venue and Airbnb, this three-story coastal property boasts incredible ocean views and high-ticket revenue potential. However, behind the beautiful listing photos lies a 20-month default, a listing price disconnect, and a hedge fund seller eager to offload the paper off their balance sheet.

Scott walks step-by-step through the numbers, comparing property values against the debt balance, evaluating foreclosure mechanics in Texas, and revealing why lenders often prefer selling the note over acquiring an REO asset on the water.

Key Topics Covered:

• Property Overview & High-End Asset Profiling: Examining a three-story, waterfront short-term rental and luxury wedding venue featured on Netflix.
• The Default Timeline: Unpacking a 20-month payment default and analyzing why the borrower listed the home for sale during the foreclosure process.
• Sourcing Hedge Fund Tapes: How this asset was identified out of an 86-note tape direct from a institutional seller (and 1 of only 5 Texas assets in the pool).
• Valuation vs. Debt Exposure: Comparing current active listing prices, comparative market analysis (CMA) data, and the actual underlying mortgage debt.
• Foreclosure vs. REO Risk: Why lenders prefer to sell non-performing paper to note investors rather than taking back coastal real estate and managing property operations.
• Texas Foreclosure Advantage: Leveraging Texas’ fast non-judicial foreclosure timeline to take control of defaulted assets quickly.
• Bidding & Exit Strategies: Determining maximum bid thresholds, workout opportunities with existing operators, and foreclosure execution plans.
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Whether you're looking to acquire paper on coastal real estate or just want to see how pros evaluate complex non-performing notes, this episode provides actionable due diligence strategies you can use in your own portfolio!

If you want to submit an offer, partner on deals, or have questions about distressed paper, book a call directly at talkwithscottcarson.com or email Scott at scott@weclosenotes.com. Ready to master note investing? Join our upcoming Virtual Note Buying Workshop by registering at notebuyingfordummies.com!

Watch the Original Video of this Episode HERE!

Got Questions? Book a Call With Scott HERE!

Connect with Scott on LinkedIn here!

Use Scott's AI Clone HERE!

Is every real estate deal a home run, or do some turn out to be too skinny to touch? Welcome back to another episode of 50 Note Deals in 50 Days!

In today's episode, real estate investor Scott Carson breaks down a full case study on a high-equity convertible reverse mortgage in Tyler, Texas. Sitting on nearly a third of an acre with a solid structure and clean interior photos, this property looks great at first glance. But as every experienced note investor knows, beautiful curbside appeal doesn't always guarantee a profitable debt deal. Scott pulls back the curtain on his exact due diligence process, walking through property valuations, legal balance payoffs, rehab estimates, and calculated bid strategies to determine whether this asset yields a winning return or is better off left on the table.

Whether you are looking to acquire non-performing paper, navigate foreclosure auctions, or manage real estate owned (REO) conversions, this breakdown offers an honest, numbers-first look at evaluating risk, calculating ROI across multiple scenarios, and knowing when to walk away from a deal that is just too tight.

Key Topics Covered:

• Property Overview & Visual Inspection: Analyzing Google Street View history, roof conditions, and BPO interior photos for a 3 bed, 2 bath, 2,511 sq. ft. single-family home in Tyler, Texas.
• Property Valuation vs. Debt Balance: Comparing a $331,000 Zillow estimate and a $345,000 BPO valuation against an updated legal payoff balance of $316,000.
• The Bidding Strategy: Why offering 80% of the legal balance ($250,000) protects capital and sets a floor for potential hedge fund counteroffers.
• Scenario A: Foreclosure Auction & Credit Bidding: Calculating 90-day returns if the property sells to a third party or yields a full credit bid payoff.
• Scenario B: The REO Breakdown: Factoring in a $25,000 cosmetic rehab budget (paint, wallpaper removal, updated appliances) alongside 10% closing costs to project net margins.
• ROI & Margin Risk: Why an 8% gross return (16% annualized) over six months leaves too little room for error if market values drop or timeline delays occur.
• Essential Due Diligence Steps: Conducting live property walkthroughs, reviewing collateral files, pulling title reports, verifying attorney foreclosure timelines, and pulling local comps.

Knowing when to pass on a deal is just as crucial as knowing when to buy. Take these insights, apply them to your own pipeline, and stop overpaying for skinny deals!

If you want to partner on deals or need help evaluating your paper, book a call directly at talkwithscottcarson.com or email Scott at scott@weclosenotes.com. Ready to take your strategy to the next level? Join the upcoming Virtual Note Buying for Dummies Workshop on August 29th & 30th at notebuyingfordummies.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!

Stop focusing strictly on collateral value and start underwriting for true repayment!

In this episode of The Note Closers Show, host Scott Carson sits down with 30-year credit banking veteran, note investor, and author of The Mad Lender’s Guide to Private Lending and Note Investing, Doug Smith. Doug—aka "The Mad Lender"—shares essential insights into how private investors can avoid devastating loss rates, properly assess borrower capacity, and navigate shifting real estate cycles.

Whether you are looking at non-performing notes, hard money loans, or commercial real estate opportunities, Doug breaks down why relying solely on property values can lead to severe pitfalls, how rising operating expenses impact cash flow, and why structured due diligence is non-negotiable.

• The #1 Mistake Private Lenders Make: Why over-focusing on collateral value while ignoring borrower capacity, credit character, and primary repayment sources destroys returns.
• The Three Cs of Underwriting: How capacity, character/credit, and conditions dictate loan performance far better than property valuation alone.
• Commercial Real Estate & Multifamily Realities: Why rising insurance, taxes, and operating expenses are causing delinquencies and wipes-outs in syndications and commercial notes.
• Mitigating Downside Risk ("Dougie Downers"): How identifying potential failure points in every deal upfront saves principal capital.
• State-by-State Foreclosure Impact: Understanding judicial (e.g., Illinois, Florida) vs. non-judicial (e.g., Texas) timelines and factoring the time value of money into note pricing.
• DSCR Loan Flaws: Why typical Debt Service Coverage Ratio underwriting skips key property reserve and vacancy expenses, creating hidden default risks.
• Mentorship & Working with Professionals: Why self-servicing, skipping legal counsel, or taking advice from inexperienced instructors leads to costly legal and financial blunders.

Don't let market shifts catch you off guard without a solid risk management plan. Make sure to subscribe, leave a review, and visit themadlender.com to grab Doug’s book and learn more about his consulting services!

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!

What happens when three nominees for the REDnews Social Media Influencer of the Year Award jump on a call together? Absolute magic! In this special episode of The Note Closers Show, host Scott Carson is joined by fellow CRE award nominees Elke Laughlin (Principal at Laughlin Consulting Group) and Samy Soussan (Business Development at Madison Title & host of The CRE Connection Podcast).

Instead of treating award nominations as a competition, this powerhouse trio comes together from a mindset of abundance and prosperity to share how authentic relationship-building, organic social media, and servant leadership drive massive success in commercial real estate!

• The Power of the "Connector" Mindset: Why moving away from a scarcity mindset and operating from prosperity opens doors to untapped deal flow and lifelong partnerships.
• Elke Laughlin’s Organizational Insights: Leveraging behavioral sciences (DISC, motivators, driving forces) to build high-performing commercial brokerage teams and execute organizational change.
• Samy Susan’s #SUSANSelfie Strategy: How organic networking, authentic event coverage, and the "Always Be Connecting" (ABC) philosophy built a powerful CRE network.
• Overcoming Social Awkwardness in the Next Generation: Teaching younger professionals and interns how to put down their phones, network in person, and nurture long-term professional relationships.
• Emerging Commercial Real Estate Opportunities:
• Industrial Outdoor Storage (IOS): Why low-coverage urban infill dirt is exploding due to e-commerce and last-mile distribution demands.
• Distressed Note & Small Balance Commercial Debt: Sourcing direct-from-bank deals and finding value in non-performing assets.
• Fractional CRE Services: Introducing CREVA Collective to serve mid-sized CRE firms.
• AI & Future Tech in CRE: Implementing AI underwriting tools, hosting tech meetups, and using AI clones for 24/7 investor communication.

If you want to grow your brand, close more deals, and build lasting connections in commercial real estate, this conversation is packed with actionable takeaways you can apply today!

Connect with us on LinkedIn:

• 🔗 Elke Laughlin: LinkedIn
• 🔗 Samy Soussan: LinkedIn
• 🔗 Scott Carson: LinkedIn

Ready to take your note investing and real estate game to the next level? 📅 Book a Call with Scott: talkwithscottcarson.com

📩 Email Scott: scott@weclosenotes.com

Go out, take some 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!

Guns Up, real estate investors! In this episode of The Note Closers Show, Scott Carson heads up to Lubbock, Texas, to analyze a unique non-performing first-lien note case study. This occupied 3-bedroom, 2-bathroom home features significant recent exterior rehab (new roof, windows, and paint), 33% equity, and a surprisingly low $158/month principal and interest payment that has gone unpaid for nearly two years!

Scott walks through the exact due diligence, valuation metrics, and multiple exit strategies—showing you how to navigate low interest rates, foreclosure options, and REO sales to target returns ranging from 25% to over 67%!

• Property & Location: 3-bed, 2-bath, 1,881 sq. ft. single-family home (built in 1950) on a 7,900 sq. ft. lot in Lubbock, Texas.
• Loan Details & Peculiarities: Non-performing first lien with an estimated legal balance of $85,600 and a 3.25% interest rate. The original 2005 loan was $40,000, resulting in an unusually low $158.39/month payment.
• Property Condition & Transition: Recent Zillow imagery reveals major exterior upgrades (new roof, single-tone paint, new windows) compared to older bank BPOs from 2022 ($88K value). Current Zestimate sits conservatively at $129,000.
• Occupancy & Title Research: Tax rolls and deed records show the property was transferred from the original borrower to his daughter, who currently occupies the home.
• Exit Strategy #1 (Reinstatement Risk): Why requiring full reinstatement (36 months of payments in year 1) is mandatory—and why a low $158/month payment yields an unappealing 2.77% long-term return without foreclosure pressure.
• Exit Strategy #2 (Foreclosure Auction): Bidding at 80% of legal balance ($68,500) offers a $17,000 gross profit if sold at auction (~25% annualized ROI or 100% simple return on a 90-day timeline).
• Exit Strategy #3 (REO Retain & Retail Sale): Foreclosing and taking the property back to sell at $122,000 net proceeds yields a potential $41,300 profit (67%+ ROI).
• Key Risk Factors: Managing bankruptcy risks, unknown interior conditions, and evaluating servicing notes/right-party contacts.

Ready to evaluate non-performing notes, execute proper due diligence, and structure winning bids? Reach out to Scott directly to submit offers, discuss strategy, or partner up on upcoming deals!

📩 Email Scott: scott@weclosenotes.com

📅 Book a Call: talkwithscottcarson.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!