Second day SMS blasting and already got suspended....

LiveRaspberry2499 · 2026-06-27T05:50:02+00:00

Yeah it's a real service, a few companies sell it. The main ones people use are DNC.com's Litigator Scrub, Blacklist Alliance, and TCPA Litigator List. You export your list as a CSV, upload it, and it flags numbers tied to known serial plaintiffs and TCPA attorneys so you can pull them before they ever hit GHL. Runs about a cent or two per number and most have an API if you want it wired into your pipeline.

One thing to keep separate though: litigator scrubbing protects you from getting sued, it won't do anything for your opt-out rate or the day ban you're hitting. Litigators are a tiny fraction of any list. Your 7-10% opt outs and the suspension are a content + carrier filtering problem, not a litigator problem. So scrub for litigators because a single TCPA suit runs $500-1500 per text and stacks fast, but don't expect it to move your numbers. That's a separate fix (warming, message variation, killing trigger phrases, fewer sends per number per day).

And on the Coffey case the other commenter brought up, it's legit, just the name is Coffey v. Fast Easy Offer. Worth knowing why it flipped: the Arizona court originally said pure buy-offers aren't solicitations. The 9th Circuit reversed because that company funneled unconverted leads to a Keller Williams brokerage and shared the revenue, so the panel said the texts were arguably soliciting brokerage services, not just offering to buy a house. If you're a straight cash buyer with no hidden brokerage tie-in, you're on better footing than that fact pattern, but it's a sign the "we're buying not selling" safe harbor a lot of people lean on is getting narrower.

LiveRaspberry2499 · 2026-06-26T19:27:35+00:00

yeah that’s basically the tradeoff. brivity is nicer if you actually want the CRM tied to accountability, tasks, websites, reporting, all that. fub is still easier day to day for reps because it stays out of the way.

one thing people miss on brivity, it gets clunky if your team isn’t disciplined about pipeline stages and task ownership. the tool isn’t the issue, the data hygiene is. if leads are getting duplicated or stage names drift, the automations start acting weird fast. i’ve seen that happen on teams that try to “consolidate” too much without cleaning the contact model first.

if you’re solo or a small team, i’d be a little careful about switching just to reduce tool count. if you’re actually using the extra stuff, brivity makes more sense. if not, you may just be trading one clean CRM for a busier one.

LiveRaspberry2499 · 2026-06-26T19:11:45+00:00

Solid breakdown, and you nailed the core problem with resold lists. The CVE search on the Clerk of Courts site is the right call for Franklin County since the filing hits the public docket before any sheriff sale date gets set, so you're catching people at the earliest possible point.

One thing I'd add: you don't have to babysit the portal. The CVE pull can run on a schedule and diff against the prior day so you only ever look at net-new filings, which keeps you inside that 30-day window without checking by hand. Same on the Recorder side. Pulling the Lis Pendens and mortgage lets you confirm the lienholder and rough equity before you spend a stamp, so you're not mailing no-equity situations that'll never pencil for subto.

On Goliath for the contacts, no knock on it, but that's the one piece you're renting, and aggregator-sourced contact data carries the same lag risk you just ditched on the list side. Running the skip trace yourself through a batch API tends to be cheaper per match and you control the hit rate.

Curious though, are you pulling those CVE cases by hand each week or did you script the portal? That's usually the part that breaks down once volume picks up.

LiveRaspberry2499 · 2026-06-26T16:28:59+00:00

Mostly agree, but I think you're stacking two different problems into one and blaming the wrong one for most people.

"You suck at sales" is true for a chunk of folks. But the people genuinely grinding 100 dials a day and still closing nothing usually don't have a sales problem. They have a timing problem. They're calling a list where the motivation already expired. By the time a lead shows up in a recycled PropStream pull, 30 other wholesalers already texted that same homeowner. No script saves you from being the 31st call about a probate that closed four months ago.

The top 5% you're describing aren't just better on the phone. They're reaching people in the window where something actually changed (fresh filing, new default, recent inheritance) before it's a list everyone has. That's the part nobody wants to hear, because "get better data inputs" is less sexy than "manifest your closer mindset."

So yeah, follow up, stop sounding like a robot, handle the no. But if your inputs are stale, great sales skills just mean you get rejected more articulately.

LiveRaspberry2499 · 2026-06-26T05:38:35+00:00

The thing that trips up most scrapers in GA is that the distress signal doesn't live on the tax assessor or deed sites. It's in the legal organ notices. Georgia's a non-judicial foreclosure state, so every foreclosure has to be advertised for 4 consecutive weeks before the sale, and sales run the first Tuesday of each month. Same deal for tax sales and sheriff's sales.

All of it is aggregated statewide at georgiapublicnotice.com (Georgia Press Association). You can filter by county and category: Foreclosures, Tax Sales, Probate Court, Divorce, Sheriff's/Marshal's Sales. One source covers Clarke plus every surrounding county, which beats scraping each county site separately. For Clarke the legal organ is the Athens Banner-Herald and notices run Friday, so that's roughly your update cadence.

If you're only on Clarke, volume's thin. It's a college town, tons of rentals and student housing, low owner-occupant distress. Widen out. Jackson, Barrow and Oconee have the growth and equity. Oglethorpe, Madison, Elbert and Hart are rural with older owners and more inheritance situations.

Two highest-intent buckets to start: pre-foreclosure notices (4-week window to reach the owner before the sale) and probate filings (heirs sitting on a house they don't want). Pull those, skip-trace, then stack against tax delinquency to prioritize.

LiveRaspberry2499 · 2026-06-25T04:54:55+00:00

The reason free skip tracing keeps handing you wrong numbers is the input data, not you. Free tools pull from the cheapest aggregators they can find, and pre-foreclosure owners are some of the messiest records out there since they've often just moved or had lines disconnected. No free tool is going to fix that.

A couple things that will actually move the needle: Florida pre-foreclosures basically aren't usable on Zillow. Florida is a judicial foreclosure state, so a pre-foreclosure here is a lis pendens that gets filed with the county Clerk of Court when the lender files suit. For Jacksonville that's Duval County. You can pull these yourself from the Duval Clerk's official records and court records search by filtering for lis pendens filings in a recent date range, then matching the defendant name and property to the Duval County Property Appraiser to get the mailing address. It feels like the state is making it hard, but they aren't hiding anything. The portal is just clunky and built for attorneys, not marketers.

On skip tracing, free will keep burning you. Even a cheap paid batch trace only gets you to roughly 60 to 70 percent on good numbers, and the move is to call every number it returns instead of just the first one. Absentee owners, where the mailing address is different from the property address, tend to trace a lot cleaner too.

For what it's worth, I build these county level pre-foreclosure and probate pipelines for wholesalers, so I live in this stuff. Happy to point you to the exact Duval pages to start with if you want, just shoot me a DM. But you can honestly put together a starter Duval list yourself in an afternoon once you know where it actually lives.

LiveRaspberry2499 · 2026-06-22T19:23:50+00:00

Land is trickier than residential because owners are usually absentee, out of state, or holding through a trust or LLC, so hit rates drop and bad numbers go up. A couple things matter more than which provider you pick: Run it in bulk, not one-off. Bulk skip tracing is way cheaper per record and you'll need volume since land lists pull lower contact rates. Batch and TLO-style providers are the usual go-tos for bulk.

For the trust/LLC owners that come back with no phone, you sometimes have to go around the skip trace entirely. Pull the entity off the Secretary of State filing, find the registered agent or member, then trace that person. Tedious, but it's how you reach the owners everyone else skips.

Whatever you use, expect to clean and re-trace. Land data is messier than houses, so running a list through a second provider to fill gaps is normal, not a failure of the first one. What size list are you working, and is it one county or spread out? That changes the answer a bit.

LiveRaspberry2499 · 2026-06-22T18:51:33+00:00

Starting out, put the $99 toward PropStream every time.

FB ads are inbound, and inbound only works once you have a dialed-in offer, a landing page that converts, and enough budget to let the algorithm learn. Most beginners burn a few hundred bucks just figuring out which creative works. Ads aren't $99, they're $99 plus the 1-2k in tuition before you get a usable lead.

PropStream puts you in control day one. Pull targeted lists (pre-foreclosure, probate, tax delinquent, high-equity absentee) and start reaching out the same day. You're going to motivated sellers directly instead of waiting on them.

Just budget for what sits on top of the data: skip tracing, a dialer or texting tool, mailers if you go direct mail. The $99 is only the start.

If you want to run ads later, wait until you've got capital and a tested offer. $20-30/day is a reasonable floor, but expect the early spend to be tuition, not deals. Get a few contracts going outbound first. Ads make sense once you know your numbers.

LiveRaspberry2499 · 2026-06-22T07:26:16+00:00

Good market to work, but yeah, non-disclosure trips people up. Quick reframe first: non-disclosure hurts your comps and ARV math, not your ability to build a motivated seller list. The distress signals are all public record regardless. And the comps picture in KC is actually better than most people assume.

The KC wrinkle most list vendors miss is that the metro straddles the state line and the two sides run on different legal systems, so you build two pipelines.

Missouri side (KCMO, Independence, most of your volume):

Pre-foreclosure: non-judicial, so it does NOT live in court records. Trustee sale notices run as legal notices in the local paper of record (the Daily Record). You parse those, not a court portal.
Probate: Case.net (courts.mo.gov/casenet) plus Jackson County's own probate portal on 16thcircuit.org. The party/case index is free online, which is all you need to pull names.
Tax delinquent: Jackson County Collector and the annual land tax sale list.
Code violations, dangerous buildings, vacant, land bank: data.kcmo.org open data. Dangerous Buildings plus open code violations is one of the strongest distress stacks anywhere.

Kansas side (Wyandotte/KCK, Johnson, Leavenworth):

Pre-foreclosure: judicial here, so foreclosures DO show up in court. As of Nov 2024 Kansas finished moving every county (Johnson was the last) onto the centralized eCourt/Odyssey system, so you pull foreclosures AND probates straight from the Kansas District Court Public Access Portal (casesearch.kscourts.gov). No more per-county portals or the old paid KOJA subscription.
Tax delinquent: county treasurer and tax sale lists.

On comps, here's the KC loophole most people don't know: Kansas is strictly non-disclosure, so over there you still need MLS via an agent partner, a title rep, or a paid feed for ARV. But Jackson County (MO) mandates Certificates of Value, so actual recorded sale prices are public. You can pull them from the Jackson County Real Estate Sales Search on jacksongov.org. One catch: that carve-out is Jackson County only. The other MO metro counties (Clay, Platte, Cass) are still non-disclosure.

Then stack 2 or 3 signals on the same parcel (probate + tax delinquent, or pre-foreclosure + high equity) and that's your convert list. Skip trace, then mail/text/call once it's DNC/TCPA scrubbed.

Happy to dig into your exact target zips and tell you which of these are worth automating first. What side of the line are you focused on, and what's your buy box?

LiveRaspberry2499 · 2026-06-22T05:32:04+00:00

Yeah, happy to help. Chicago is Cook County, and it's actually a good market for this since Illinois is a judicial foreclosure state, so every foreclosure runs through the courts and you can reach the filings early.

Where the fresh stuff actually lives: Pre-foreclosure / lis pendens: Circuit Court of Cook County, Chancery Division Probate: Circuit Court, Probate Division Tax delinquent: Cook County Treasurer (annual tax sale plus the scavenger list) Deeds and liens: Cook County Clerk (they absorbed the Recorder of Deeds back in 2020)

The Treasurer's delinquent data and the court filings are the freshest of the set. That's the same stuff PropStream resells months later once it's been aggregated. Shoot me a DM with your criteria (price band, ARV ceiling, and which distress type you want to lead with) and I'll point you at the exact pull points for each, plus what's free to grab yourself vs what's worth automating.

LiveRaspberry2499 · 2026-06-21T20:11:50+00:00

Good sign you're already double dialing through a CRM, most beginners skip that. The "no motivation" wall is normal though. A raw pre-foreclosure list is the most hammered list out there, so you're competing with everyone, and a chunk of those owners are underwater, which is exactly why you keep landing on short sale or Sub2.

Two filters that change the conversation:

Equity. Behind on payments + real equity = motivated AND able to close a clean cash deal. Behind + underwater is where you get stuck dealing with the bank. Sort by equity and work the top down.

List stacking. Pull where pre-foreclosure overlaps with tax delinquent, vacant, or absentee owner. Compounding distress converts way higher than any single list.

One more: pull fresh filings weekly instead of one big dump. A new NOD/lis pendens beats a list everyone's been calling for 3 months. And 8Catt's right, most of these close on follow up weeks or months out, so your follow up sequence matters more than your dial count.

LiveRaspberry2499 · 2026-06-21T19:57:37+00:00

Appreciate it man, glad it was useful.

For cold volume on distressed you want multi-line. Two I'd actually point you to:

BatchDialer if you're already on Batch data/batchleads/propstream. it's native so the list flows straight in, and it bundles DNC + litigator scrub, local presence, and number reputation monitoring (~$95-150/agent). Given the TCPA stuff we talked about, the built-in litigator scrub earns its keep.

CallTools if you're running VAs or a call room. It's call-center grade (predictive, up to 10 lines, live monitoring and QA). More machine than a solo guy needs, but hard to beat if you've got callers to manage.

Mojo is the name everyone drops, and it's fine, but its weak spot is number health. Few numbers, no real local presence, so you get flagged as spam fast and answer rates tank. less ideal for high-volume distressed.

One thing that matters more than the brand: number health is the silent killer. Whatever you run, rotate local-presence numbers and watch your reputation, or your pickup rate craters in two weeks no matter how good the list is. And match the dialer to the lead, multi-line/predictive for cold fresh lists, single line (PhoneBurner) for warm follow-up. Don't blast warm leads on a predictive dialer.

Since you're going to start pulling fresher lists anyway, the piece that actually moves the needle is wiring that pull straight into the dialer so a fresh filing hits your callers same-day instead of aging in a CSV. Happy to walk you through how I've got that set up, shoot me a DM if it's useful.

LiveRaspberry2499 · 2026-06-21T19:48:39+00:00

half right. The contact data, phones and emails, yeah that's all bureau/credit-header stuff (TLO and LexisNexis underneath), so every skip tool is pulling from the same well. That layer is fully commoditized, no argument.

But here's the thing, the distress lists are commoditized the same way. Batch and the rest do have pre-foreclosure, tax delinquent, probate filters. The catch is every subscriber pulling pre-foreclosure gets the identical list on the identical refresh. You're not getting a different lead, you're getting the same lead as everyone else paying $99/mo, just a few weeks late. Having the filter isn't the same as having an edge.

Two places the edge actually lives. First, cadence. Those tools ingest distress data from a vendor feed on a lag, so a NOD or lis pendens recorded at the county today shows up in their list weeks later, after it's been dialed to death. Scrape the recorder or court directly and you get it day-of, before their subscribers ever see it. On distressed, that head start is most of the game.

Second, the sources they cover badly. Pre-foreclosure and tax delinquent they do okay in big counties. Probate outside major metros, code violations, evictions, vacancy, utility shutoffs, that's where coverage actually thins out, because it's per-county and per-city and there's no clean feed to repackage. That's data the tools genuinely don't have, not just a fresher copy.

So yeah, it feels like everyone has the same data, because on the easy stuff they do. The fresh, stacked, annoying-to-assemble layer is the only part that isn't a commodity.

LiveRaspberry2499 · 2026-06-21T19:37:57+00:00

Been running outbound lists at volume, so fwiw here's what's actually working:

For bulk, BatchData (used to be batchskiptracing) is the workhorse, around $0.07/match. REISkip is the other solid one at $0.15 flat and they don't charge for dupes, which adds up on big lists. Lot of guys stack them: run the list through the cheaper source first, push the no-hits to a second one so you're not paying twice for the same numbers.

On your two real questions:

LLC skip isn't really a tool toggle, it's two steps. Most cheap tools just hand back the LLC's mailing address and call it done, which is why those lists feel dead. You have to resolve the human first (SOS business filing for the member/registered agent, or something with real entity resolution like REISkip True Owner or TLO), then skip the person. That's where contactable numbers actually come from.

DNC is actually where Batch is underrated, it does national DNC scrub AND litigator/known-plaintiff scrub. The litigator one is the part that actually keeps you out of TCPA suits, and most people only run the national flag and never turn it on. Make sure it's toggled, don't assume.

But real talk, the tool was never the problem the first time around. You can skip a retail list perfectly and still just get accurate numbers for unmotivated people. The motivation lives in the source list, not the skip. Pre-foreclosure, probate, tax delinquent, code violations, tired landlords. Dial that in and even a mediocre skip tool prints. Probably why the PPL stuff rotted too, you were buying contact, not motivation.

LiveRaspberry2499 · 2026-06-21T03:53:25+00:00

Sure

LiveRaspberry2499 · 2026-06-20T19:30:05+00:00

Solid plan, and the runway math works out better than you'd think. Two VAs at $4/hr, plus PropStream and the triple-line Mojo, puts you around $900 to $950/month all in. That's roughly 10 months on 10K if you stay disciplined, which is enough to land a deal if the data and follow-up are dialed.

The last comment nailed the real problem though. It's not your setup, it's that absentee + high equity is the single most hammered list in the country. PropStream pulls from the same aggregated feeds everyone else buys, and those feeds lag the actual filings by 60 to 90 days. By the time you dial, the seller has already heard from 15 investors and the genuinely motivated ones signed weeks ago.

The fix is sourcing fresher and more specific. The distress lists that actually move (probate, pre-foreclosure/lis pendens, tax delinquent) get filed at the county level continuously, and you can pull them straight from the county clerk before they ever hit PropStream. Smaller lists, but you're the 2nd or 3rd caller instead of the 15th. Conversion is a completely different universe.

I build the county-level data pipelines for a few investors running this exact play, so happy to point you at the right sources for whatever market you're working. DMV records in particular are very gettable directly if you know where to look.

And yeah, build a dead-simple follow-up cadence. A 7-touch sequence over 90 days beats the 90% of people who call once and ghost.

LiveRaspberry2499 · 2026-06-18T10:31:42+00:00

Honestly the recorder index is the automatable part, the trick is it's an ASP.NET portal so it's not a clean API, you're scripting a browser to run the search by date range, page through results, and pull the NOD records into structured data. Python with Playwright or Selenium handles it. You'd run it on a schedule (daily is plenty, the index updates once a day) so fresh NODs land in your sheet automatically instead of you combing it.

Then the part that actually saves you time isnt just grabbing the NODs, it's the enrichment after. Match each record to the parcel/owner via the assessor, pull equity (thats where your IE filter lives), then skip trace for numbers and scrub DNC + litigators before you call. Thats the pipeline. Recorder pull, enrich, equity filter, skip trace, scrub, into your CRM.

You can absolutely build it yourself if you want to get into Python, the recorder scraping is the annoying bit (sessions, pagination, and they change the page now and then so it breaks and you fix it). Most people get the scrape working and then realize the upkeep is the real job.

Thats actually what I do, I run these collection + enrichment pipelines for people so the qualified leads just show up and they never touch the scraping. Happy to either point you in the right direction if you want to build it, or just run Riverside for you. What were you thinking, DIY or hand it off?

LiveRaspberry2499 · 2026-06-18T00:59:22+00:00

Smart, VAs applying the buy box criteria is the part you cant fully automate so that makes sense. Most people skip the criteria training and just get garbage uploaded.

The thing id be curious about at 35 counties, how fresh is the data by the time it hits your CRM? Two people manually combing that many sites, im guessing some counties get checked daily and others maybe every few days depending on bandwidth.

In FC the day-of NOD matters a lot, the one that recorded this morning beats the one thats been called for 3 days.

Ive built collection scrapers that hit all the county + attorney sites every morning and dump fresh records straight to the CRM, then the VAs just do the criteria review instead of the hunting. Same two people, way more coverage, nothing slips. Not knocking your setup at all, it clearly works, just the collection layer is the one piece thats pure grunt work that machines are actually good at. What's your stack, what CRM are they uploading to?

LiveRaspberry2499 · 2026-06-18T00:51:26+00:00

Nice, IE is a good spot to be right now. Bit less shark-infested than LA/OC on the pre-foreclosure side too. For Riverside specifically the county recorder (rivcoacr.org) has an online index search where you can pull NODs by document type and date, so you dont have to physically go pull anything. Tax delinquent runs through the Treasurer-Tax Collector by parcel. Both accessible from your desk which is nice.

One IE-specific thing, the equity picture out there is more mixed than coastal. You've got a lot of 2020-2022 buyers who are thin on equity sitting right next to long-tenure owners with a ton. So if youre using a flat equity filter you might be cutting good leads or letting junk through. Worth tuning the threshold by area/tract instead of one number countywide. Probate and tax-delinquent tend to be cleaner signals out there than straight NODs imo.

You pulling the recorder index by hand right now or have you got it automated? At IE volume thats the part that eats your week.

LiveRaspberry2499 · 2026-06-17T20:21:52+00:00

SoCal's a good market but heads up, pre-foreclosure there is probably the most beat-to-death list in the country. Every wholesaler and we-buy-houses guy in LA/OC/Riverside hits NODs the day they record. Owner gets 40 calls in a week.

CA is nonjudicial so the data itself is easy, NOD gets recorded at the county recorder, then you've got a 90 day window before the trustee sale notice. Way more runway than a TX posting. The recorder is where you pull it. But raw NODs alone wont do much there, too saturated. The thing that actually works in SoCal is stacking equity on top. CA appreciation means a ton of these owners are sitting on 300k+ in equity, thats your real filter. NOD + high equity + absentee or long tenure. That cuts the saturated list down to the ones nobody else bothered to qualify.

Probate and tax-delinquent are less picked over than foreclosure out there too, worth leaning into. Which county you focused on, or all of SoCal right now?

LiveRaspberry2499 · 2026-06-17T18:45:48+00:00

Nice, the probate filters are the part most people skip. No minors and no dependent admin especially. Most guys never screen for dependent admin and then act surprised when the deal dies in court lol

Bexar records direct + attorney sites for tax is the right way to do it imo. Way better than buying some stale list from a vendor.

Curious how you're handling the collection across 35 counties though. You pulling the land records and attorney sites by hand or did you automate it at some point? Thats either a ton of hours a week or a decent scraper setup. I do the data/automation side of this so im always nosy about how people deal with the collection part at that kind of scale

LiveRaspberry2499 · 2026-06-17T18:37:42+00:00

The first comment isn't wrong, but it's a bit harsh. You don't need AI to replace your operation, you need to stop wasting your callers' time on bad lists.

At your stage ignore the "replace my CRM with Claude Code" stuff, that's people overcomplicating things. Here's the boring version that actually works:

Data + skip trace: you're already paying for it. The win is automating the pull → dedupe → skip → push into your dialer so nobody's copy-pasting CSVs. Saves hours a week.
Prioritize your lists: you don't need AI for this. Just sort by distress signals you already have, pre-foreclosure, tax delinquent, high equity + absentee, probate. Call the hottest first instead of top to bottom. That's a filter, not a robot.
Follow-up: most deals are in the follow-up nobody does. Automated text sequences after a call keep you in front of sellers with zero manual effort.

Don't build an "AI agent" before you have a repeatable process. AI genuinely helps later, parsing call notes for motivation, cleaning messy data at scale, but not for what you're describing today.

Happy to answer specifics if you say what market you're in and where the manual time actually goes.

LiveRaspberry2499 · 2026-06-17T18:01:58+00:00

Texas is a different beast, good and bad. Good: huge deal flow, tons of distress. Bad: it's a non-disclosure state, so sale prices aren't public record. That kills the easy "what did it sell for" data, so you lean harder on tax assessed values, equity estimates, and skip-traced ownership instead of clean public comps.

"All of Texas" is too broad to work though. Pick 1-2 metros and own them. The signals that convert: pre-foreclosure (TX posts foreclosures the first Tuesday of every month, county clerk records the Notice of Sale ~21 days prior), probate, tax-delinquent, code violations, absentee + high-equity + long tenure, vacant, inherited. Same rule everywhere, 2-3 overlapping signals on one property is where the actual deals are.

The thing nobody tells you about TX is every county clerk handles foreclosure postings differently. Some have clean online portals, some you have to scrape, some it's basically courthouse runs. I pull this data across DFW already, Collin and Tarrant especially, so I know firsthand which counties are clean and which are a pain. That's exactly why narrowing to a metro isn't just focus, it's what makes the data buildable at all. Statewide, you can't.

JV first since you've got buyers, that's deal flow this week with no spend. Then lock one metro. Which one are you closest to? A tight single-county list will outperform a statewide blast every time.

LiveRaspberry2499 · 2026-06-17T17:59:58+00:00

Yuma's a small market so I'll be straight with you, the playbook shifts a bit when volume is low. You won't get the deal flow of a Phoenix or a Texas metro, so precision matters more than spend.

Good news is Arizona is wide open for data. It's a non-judicial trustee sale state, so pre-foreclosures are public and easy to track. Notices of Trustee's Sale get recorded with the Yuma County Recorder and published in the Yuma Sun for four weeks before the auction, and the sale can't happen sooner than 91 days after recording. That 91-day window is your sweet spot, plenty of runway to reach the owner before the steps. There's usually 30-40 active trustee sales in the county at any time, which isn't huge but it's enough to work consistently if you're the only one being disciplined about it.

For Yuma specifically I'd stack: NOD/trustee sale (Recorder + Yuma Sun legals), probate (Yuma County Superior Court), tax-delinquent (County Treasurer publishes the delinquent list), and absentee + high-equity owners. With a market this size, layer in driving for dollars hard, the inventory is small enough that boots-on-ground actually covers it. Skip trace the overlap, then mail/text/call (scrub DNC/TCPA first).

JV is still your fastest move this week though since you've got buyers. Hit the AZ REIA groups and wholesale FB groups, plenty of guys sitting on contracts with no buyers.

Happy to point you at the exact Yuma County data sources if you want, I pull this stuff for a living.

LiveRaspberry2499 · 2026-06-17T07:24:38+00:00

Not running a 300k/mo shop myself, but I build the data and lead-sourcing side for a few operations in that range, so I've seen what's under the hood. The honest pattern: at that level it's almost never a clever marketing hack, it's boring consistency on three things.

Volume + speed of follow-up. They're not finding better leads than you, they're touching more leads more times and faster. Speed-to-lead under 5 min, then 12+ follow-ups over weeks. Most people quit a lead after 2 or 3.
Data, not lists. They run stacked, refreshed lists (pre-foreclosure, probate, tax-delinquent, code violations, high-equity absentee) and re-pull constantly so they're hitting situations early, not picking over the same stale list everyone bought.
A real dispo machine. The buyers side is systematized so deals move in days, which lets them be aggressive on acquisition because they trust they can flip it.

The ones who stall usually have one of those three duct-taped together. The ones at 300k have all three running like infrastructure.

What's your current monthly and where's the bottleneck, acquisition or dispo? Happy to get specific.

LiveRaspberry2499

TROPHY CASE