In How to Buy Tax Lien Properties in Georgia, Ted interviews Jeff Dube, a successful real estate investor from Florida with 20 years of experience. Jeff’s real estate investing background is diverse. He has extensive experience in different aspects of real estate, fixer-uppers and rentals. Yet Jeff’s a relative newcomer to tax sales.

Here Jeff discusses bidding at tax auctions in both Florida and Georgia, and provides valuable insight into what to expect at your first few auctions. He also explains how to buy tax lien properties in Georgia and why he switched from Florida to Georgia.

INTRODUCTION

Ted Thomas:
Hi everyone, my guest today is Jeff Dube, so welcome to How to Buy Tax Lien Properties in Georgia – Part 2 with Jeff Dube. Jeff is really a talented person, and you’re really going to hear that come out in the next few minutes.

He’s not only successful in the fixer-upper business, but he’s successful in the rental business, and now he’s been successful in the tax lien and deed business. So he’s going to tell us a little bit about that.

Before we get to all of his great things, Jeff, tell us a little bit about you and your family and who you are and things like that. Then we’ll get to all that nitty-gritty stuff about making money, because I know you’re a money-making guy. But tell us a little bit about your family and what you do.

Jeff Dube:
Yes, sir. I appreciate you having me on, and hey to everybody out there. My wife and my daughter and I, we live here in Jacksonville, Florida, and have been pretty fortunate in our careers. We’ve bought and sold properties, probably we did that full-time for probably 10 or 12 years.

Then we got in and did a little bit with an RV rental business, did that for a number of years. That was pretty successful, pretty fun. And then we eased back, slowed down a little bit, and we’re in the tax lien business now, and we couldn’t be more happy, all of us, on this business.

Ted Thomas:
That’s nice. Now, do you have some kids? How many kids do you have?

Jeff Dube:
Yeah. I got one eight-year-old, Briana, and she’s just the smartest, sweetest, little girl I’ve ever met.

Ted Thomas:
Oh, listen to you. You’re not prejudiced or anything.

Jeff Dube:
No, not at all. She’s pretty amazing. You’ll meet her one day, Ted, and you’ll say the same thing.

Ted Thomas:
I hope I do. I love to hear people talk like that, that’s good. Good for you. So now, you’ve been in all these other businesses, and this is really interesting because I get a lot of clients that are just starting out with these tax lien certificates and tax deeds.

When they hear from you, they’re going to get the real nitty-gritty. So you actually weren’t able to come to my last event where I wanted to showcase you because you were fixing up your own property. You actually do this work yourself, right?

Jeff Dube:
Yeah. I’ve been working on … we’ve let them go, to be honest with you. You turn a blind eye to them, and they got a little in worse shape than they should be. I’ve been over there busting my hump getting them nice and pretty again and getting the rent where they need to be.

Ted Thomas:
Oh, so you actually know how to fix up properties.

Jeff Dube:
Yeah, I guess so.

FIXER-UPPERS AND RENTAL PROPERTIES

Ted Thomas:
Well, actually, I want to ask you a little bit about that. So you picked a business that everybody talks about. From the outside, and I see all these infomercials, they say, buy one of these properties, just rent it, and you’re going to get rich real quick.

We didn’t plan this interview, but tell us the real truth. I know you’re a hard working guy, if you’re not only buying rentals, but you’re fixing them and taking care of them. So tell us a little bit about that business.

Jeff Dube:
I think it’s the most tried and true way to make self-made millionaires in the US for probably a long time, but it’s not an overnight thing at all.

It takes a long, long time and many, many years of principal pay down, appreciation, the ups and downs of markets. If you do it a long time, you’ll have plenty of stories. So many of them, you won’t remember half of them. It’s a tough business, but it’s a long-term business.

We use management companies, and that’s a big benefit.

Ted Thomas:
I see. So you get out of the day-to-day, and you let someone else handle the management of it.

Jeff Dube:
Correct.

Ted Thomas:
So how long have you been doing this?

Jeff Dube:
We’ve owned rental properties close to 20 years now, probably.

Ted Thomas:
Wow. I come from the apartment business, I owned 4,000 apartments at one time in my life.

Jeff Dube:
I’ve heard you talk about them before.

Ted Thomas:
Oh my goodness, it takes a long time to get those babies to cash flow. Now, I’m not saying they don’t make money. It gets some money in, but unfortunately it always has to go. You get it in, but it goes back into the property.

So realistically, how long does it take before you can settle down, hire a manager and whatever? What’s realistic in that business?

Jeff Dube:
Well, we had the benefit, we used to buy and sell a lot of properties. We didn’t buy and hold a whole lot, but we cherry-picked the best deals along the way, a little apartment building or a community here. We cherry-picked the best deals and we always worked in our numbers, management right out of the gate.

Luckily, I’ve never managed any other rentals. I couldn’t imagine dealing with tenants on a daily basis, I couldn’t even imagine it. But like I said, it’s a long-term business. It’s not something you’re going to get rich quick on. You’ve got to put some years into it really to start benefiting.

Ted Thomas:
When you say years, five years, seven years, 10 years, what do you think?

Jeff Dube:
I’d say 10 years plus, depending on how good a deal you get when you buy your properties, how much cash flow they get out of the gate, if any. But it takes a long time.

Ted Thomas:
Oh yeah. So you have to work hard for your money. It’s not like it’s depicted on television or something like that. It’s just hard work and then you have to really put your time in and then it’s a good business.

Jeff Dube:
Yeah. I would agree with that.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA

Ted Thomas:
Now, you changed over, and you heard about these tax liens and even that business isn’t so perfect. If you ever watched a television infomercial, it sounds like you’re always getting rich quick, but you started going to these tax auctions and they all don’t work out perfectly. Can you tell us about that?

Jeff Dube:
Yeah. It’s surprising, you can’t ever pick which one you’re going to do good at and which one you’re going to blank at.

Just this last auction I was at a few weeks ago, very competitive, there were very few options in Georgia last month, and very competitive. I guess all those investors only had a couple of different auctions to go to. So very competitive, the auction I went to.

I do very thorough research prior to the auction. One of the four properties came up that I was going to bid on, and I was the first bid and the only bid. All the rest of the properties I bid on just went nearly twice as high as what I was willing to go. I’m not sure why other people passed over the deal, there was nothing wrong with it.

But yeah, there are highs and lows. You can’t ever tell what’s going to happen at an auction, that’s for sure.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA AUCTIONS

Ted Thomas:
So now, you bought one, and at the auction you had a lot of competition. Tell me about a little bit about the auction. I mean, is there a lot of people there, just a few people there, what should they plan on?

Jeff Dube:
It varies, how big the town is and whatever else. There’s normally anywhere from 40 to maybe 100 people at these auctions.

It seems like, from what I’ve seen and talking to Bob and a couple other people, maybe 15 to 20, maybe 25% at most of these people are actually bidding. Most people are just standing there watching. I don’t know if they just want to figure out how it works or just to say they went to the auction.

Ted Thomas:
Tell me, didn’t you say you lived in Jacksonville, Florida?

Jeff Dube:
Yes, sir, That’s correct.

Ted Thomas:
I think there are a million people in Jacksonville, am I pretty close?

Jeff Dube:
It’s over a million. I remember them saying we breached that probably 10 years ago or so.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA  – WHY GEORGIA?

Ted Thomas:
Oh, they did. So they have auctions there, don’t they? Why would you go to Georgia?

Jeff Dube:
Well, for one thing, there are online auctions here in Jacksonville. With the experience that I had in real estate, I had my percentages and my equations that I buy properties at to be profitable.

I used some of those equations when I first started attending these online auctions here in Duval County, and I just couldn’t believe how far past my high bid every single property was going. So, way too competitive for me. The prices are way too high. It’s not worth investing if you’re paying that much for properties, not in my view.

Ted Thomas:
All right. So you have an advantage, you’re a good businessman, and you have experience in that.

Jeff Dube:
Right.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – COMPETITION

Ted Thomas:
So you’re saying that at some auctions, the prices just go way too high. Is that a good evaluation?

Jeff Dube:
That is, and I’d say, two or three months ago, one I went to in Georgia that was not too far, it was a county or two away from Atlanta, same thing. Every single property I was going to bid on went for more than twice, some of them were three times what I was willing to pay in my high bid.

So yeah, very competitive, but it can be in Georgia or wherever you go. That was the reason I migrated to Georgia. It’s not too far from where I live, but also I would assume the competition has been a good bit less.

Ted Thomas:
So every auction isn’t just a great deal, some of them are really pretty darn competitive?

Jeff Dube:
Yes.

Ted Thomas:
Were you nervous at these auctions? How do you feel about them?

Jeff Dube:
For sure, from the beginning. I still do. Whether it’s excitement, nervous jitters. I don’t know what it is, but there’s definitely excitement when they happen. Yeah, I still definitely, I’d say I get nervous.

CRITERIA FOR HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA

Ted Thomas:
Do you have a guideline that you follow when you’re at the auction? Like I tell people, try to get them around 20 cents on the dollar, if you can, but certainly don’t go above 30. What do you think? I know you’ve done many. You could tell us how many you did and what’s your criteria.

Jeff Dube:
My criteria changes whether a house is vacant or if it’s occupied, what condition it’s in, how far … there are a number of different things that figure in to decide which category I put it in and how high a percentage that I will pay.

You’ve got to be careful, you don’t want to pay too much for sure. A lot of times you just sit there. You go to an auction, and you do all of this work, and everybody’s bids are high. You just sit back and don’t do anything and leave without anything. But that’s better than paying too much for something.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – WHEN NOT TO BID

Ted Thomas:
I’m glad to hear you say that. I have people call me and say, “You’re crazy. Every property went for 35 cents on the dollar.”

I say, “Well, you didn’t buy any of them?” And they say, “No, I’m not paying that.”

I say, “Good. Just keep that attitude, and you’ll be okay. You might miss at the auction, but you’ll still have your money.”

Some of those other guys who pay too much, they’re not going to be able to sell them. They’re going to have a tough time. At least that’s my opinion. So, interesting.

Jeff Dube:
I traveled around to some Florida auctions before I really dug my feet in, in Georgia. Same thing, it was still high. Everywhere I went was pretty darn high as far as the bid amounts.

Ted Thomas:
So some states are really high, other states are more reasonable then. So in other words, it’s a skill then, isn’t it?

Jeff Dube:
It is, to figure out where to go and what fits your criteria.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – JEFF’S DEALS

Ted Thomas:
How many deals have you done?

Jeff Dube:
I believe it’s 13 or 14.

Ted Thomas:
Oh wow, you’ve done a lot. In what period of time?

Jeff Dube:
A little over a year.

Ted Thomas:
Oh, so you’re buying one a month. I’d say you’re doing pretty darn good.

Jeff Dube:
That’s about it, about the equivalent to one a month or so.

Ted Thomas:
Wow.

Jeff Dube:
I’ve had plenty of months where I’m blanking, but I’ve had a couple of good months as well.

Ted Thomas:
So sometime you go to the auction and you get more than one, maybe two or three, something like that?

Jeff Dube:
Yup.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – RATE OF RETURN

Ted Thomas:
That’s nice. Tell me about the people that go to these auctions. They’re looking for a better than average return. You have had real estate experience for these 20 years, so you know that if you don’t buy it right, you’re going to be challenged. So you’re buying them right.

What kind of return do you look at? Do you do it annually? Are you thinking about over the long-term with these tax properties? What do you think?

Jeff Dube:
I’m really just looking for wherever I can place my money to get the highest return. Georgia is pretty darn good. It’s 20%. Then if you get the property, it should be, as long as you bid correctly and chose your property correctly, more than that.

Texas, I would really love to bid in Texas. It’s just so far away. There’s a number of advantages when you compare Texas to Georgia, as far as the percentages and timeframes and all.

But 20% anywhere in my book is a pretty darn good number. It’s a pretty passive investment once you get the auction done and completed and purchase the property.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – PASSIVE INVESTMENT

Ted Thomas:
Can you tell us a little bit about that passive investment style?

Jeff Dube:
For Georgia, the first year, you can’t do anything once you purchase the tax deed. If the people end up redeeming and paying you back the 20% plus your investment, there’s really hardly anything to do other than send an email through to them and tell them what they owe.

When you get the property, there’s going to be a lot more involved then if you end up foreclosing on the property and taking ownership. At the same time, it still is much more passive than we had, which we used to do a lot of. Which is a lot of effort, a lot of dealing with a lot of people.

Ted Thomas:
Yeah. A lot of contractors that don’t do their work, and then you have to go back and do it over or whatever.

Jeff Dube:
Yes.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA AND GET A DEED

Ted Thomas:
What I do when I’m speaking to groups, or like now, I tell people, if you buy in Georgia, your minimum return is 20%. You said you make 20%, so we said the same thing. But you said you don’t do anything that first year. So what does that mean, you don’t do anything?

Jeff Dube:
You have to sit back and wait a year to see if the people pay you back your 20% return. Or if they don’t, after the year passes by, then you hire an attorney and do a legal process. If they pay you back in the first year, there’s hardly anything you do. You receive the check back in the mail, once you tell them what they owe you.

Ted Thomas:
Now, that sounds almost like a tax lien then. Doesn’t it? You buy it and then you get paid in the first year or you foreclose, right?

Jeff Dube:
It’s treated like a tax lien in Georgia.

Ted Thomas:
But you’re actually going to a tax deed, or did you actually get a deed or anything like that to the property?

Jeff Dube:
You do. Yes. The deed goes in your name.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – EVALUATION PROCESS

Ted Thomas:
Wow. Okay. So that’s good. Tell me about the evaluation process, because if you’re not going to … You don’t get to go look inside them, or do you?

Jeff Dube:
Not normally. No.

Ted Thomas:
So most of these houses are occupied or unoccupied, or do you do more than houses? Do you do anything else?

Jeff Dube:
Houses and vacant land. The vacant land is extremely safe, you don’t have to worry about a structure. It’s a little less worrisome property, if you do win and get the property.

Ted Thomas:
Can you tell me a little bit how you evaluate those?

Jeff Dube:
Yes. If it’s a single-family home, you want to look at it as best you can from the exterior, as far as if it’s occupied or not occupied. If it’s not occupied, you’ve got to figure out how far you’re willing to go as far as if you want to walk onto the property and look at it or not. Beware, if that’s what you do.

If the property is a long way from the street, I have a pair of binoculars where you can see it really well. It’s surprising how much you can see when you look through the binoculars at a house. You can really see problems and other things. But you just have to guesstimate.

Ted Thomas:
Yeah. I’m laughing, because when you say you look through the binoculars, that clears your vision up real quick, doesn’t it?

Jeff Dube:
It does. It brings that house much closer, like you’re right up next to it a lot of times. But yeah, you just have to guess on the interior condition of it. I assume most of the time that the interior normally will match the exterior.

If it’s well-kept, I assume it’s well-kept inside. I’m still going to have a very safe bid number regardless, if it were not in good shape, but I assume the exterior and interior normally match one another.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA FOR CASHFLOW

Ted Thomas:
That’s a good way to do it. If the exterior is in the rough, you think the inside is going to be rough. Okay, that’s good advice.

Now it seems to me, and you correct me if I’m wrong here, but I’m just guessing, that you came into the business, found properties you could fix up or you could wholesale, and you learned that business.

You really made a go of it because now you have properties that produce nice cash flow. I know you’re a cash flow guy, so that’s good. But that takes quite a while. Is it different in the tax lien and deed business?

Jeff Dube:
Yeah, especially depending on where you buy. It would be really nice, a little over a year into this and haven’t really got a whole lot of paydays. If I were to buy somewhere where you get the deed immediately, you get ownership and can turn the house real quick, it can be pretty quick money.

My dealing in Georgia, the big money is not quick. You’ve got to own it a year, then go through a legal process. So yeah, it can take a little time that way. But it’s a much quicker business as far as making money and cash flow than a long-term rental business.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – ROI

Ted Thomas:
You’re a very conservative guy, from my perspective. You said, a few minutes ago, you did 13 deals. I mean, man, 13 deals. That’s a lot of deals in one year. So what kind of return do you anticipate if all of these properties pay you off? What kind of money will you make?

Jeff Dube:
I’ve been redeemed on a couple, and I have a little over $200K in them. So I guess that would be in a $40,000 to $50,000 range, which that’s not that big a payday. I would assume a good bit of these I’m going to end up taking ownership on and selling them and making a lot more money. So it’s just a mix.

Ted Thomas:
I’d say.

Jeff Dube:
I don’t worry too much about the end result. I just want to make sure I place my money in a good property that’s safe, and whatever happens from there happens. If I end up getting ownership, great. If not, then I get my money back quicker and move it on to another one.

Ted Thomas:
You got a good attitude, a really good attitude. So, your worst case on the $200,000 invested is you’ll make 20%, is that your worst case?

Jeff Dube:
Yes.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA VS. FIXER UPPERS

Ted Thomas:
I bet it wasn’t always that way in the fixer-upper business.

Jeff Dube:
No. Every now and then you actually wouldn’t make money in the fixer-upper business, you lose money on a property. Those are few and far between, but-

Ted Thomas:
Yeah. Well, plus, let me tell you the challenge I had. Let me tell you the mistakes I made. Mistakes I made were, I bought a fixer-upper, and let’s say I thought I could fix it for 25. So you tell me what it really cost me, because you already did it. It really cost me 50. It cost me 50. Oh my God.

Jeff Dube:
Yup.

Ted Thomas:
So now, I not only had money tied up when I bought it, but now I got another 50 in it. Oh my goodness. I’m starting to sweat out, where am I going to be, because I’m going to run out of cash. I bet you never did that, right?

Jeff Dube:
Yeah. They can eat cash. Yeah, I did plenty of that. Miscellaneous. When you’re figuring out the rehab cost of the house as a miscellaneous category. It seemed like over the years that miscellaneous percentage may have gone up a little bit.

Ted Thomas:
Yeah. I bought a few roofs that I didn’t think I was going to have to buy. I mean, I really did. I said, oh, that roof literally look good to me. But boy, when the home inspector came and said, oh, you’re going to have a new roof ,and you got a deal. Oh my God. Then I had to make the deal because I was running out of cash.

Jeff Dube:
Yup. Needed that payday.

Ted Thomas:
Yeah. Boy, that’s sad, that was pretty painful. You’ll have to tell me, but maybe you did the same thing. I found out that the fixer-upper business was not easy, but if you had a ton of cash, you could make it through.

Even after making it through it, then the taxes caught up with you because it took you so long to get done. So I know that business too. This 20% return deal is not bad at all, because it’s pretty passive then. Isn’t it?

Jeff Dube:
Exactly. Yup.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – REDEEMABLE DEEDS

Ted Thomas:
Well, I know, and my clients will learn this as they hear more, but there are about a four or five of these states that actually have these redeemable deeds. So what you did is you bought redeemable deeds. The person can come in and redeem it, meaning they can come in and pay you, but they have to pay you a minimum of 20%. Is that pretty close?

Jeff Dube:
That’s correct. 20% on top of whatever money you paid for it at the auction.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA FOR STEADY INCOME

Ted Thomas:
That’s good. So overall, you’re grading this thing. If you did 13 deals, I’m going to say you did pretty well. Do you see yourself getting better at it or is this going to be steady now, or what’s your thought process on that?

Jeff Dube:
Yeah, I see myself getting better. I mean, if you don’t get better at anything you do, I don’t know where you’re going. I’m figuring out better where to go, where not to go.

As far as competition, I went to one auction and found out where the local county pulled almost every property themselves, and the people hadn’t even paid the taxes. So that’s not a county I want to visit again.

Ted Thomas:
So they just decided they weren’t going to auction them, is that what they did?

Jeff Dube:
Yeah. At the end, it was pretty surprising. In the morning of the auction, I didn’t have a single property left to bid on, on my sheet. I went and talked to them, and I don’t know if the lady should have told me what she told me, but it sounded like they pulled the properties themselves.

They weren’t paid or redeemed from the taxpayer prior to the auction, they just pulled them themselves. I don’t know if they were just bluffing, trying to scare the people to get them to pay their taxes. But it’s pretty frustrating when you spend all that time and effort and nothing comes to the auction for you to bid on.

Ted Thomas:
Well, what about the taxpayers that … one guy doesn’t have to pay, and they have to pay. They don’t like that, they’d be pretty upset about that.

Jeff Dube:
Yeah. That’s not fair.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – A COMPARISON

Ted Thomas:
So give me a little comparison … I’ve got about five minutes left, so just take your time. Give me a little comparison with the different businesses, because you’re a really experienced guy.

I mean, in the rental business you did well. You did well in the fixer-upper business, then you rented those. You take care of them yourself, and now this business. How do the different ones compare with each other?

Jeff Dube:
We just have a few different streams of income coming in from a few things that we do. This being one of them. It just takes one week a month for us, and it’s producing a pretty decent cash flow.

Comparison-wise, it’s a pretty darn good return, pretty good investment for the time a lot of it takes you to do it. Especially if these people redeem, you’re making 20%, and once the auction is done, there’s hardly anything to do.

My RV rental business is fairly profitable as well, as far as the same thing. Once you deliver the RV and set it up, it picks out a freaking bit of cash, and there’s not much involved afterwards. I think we’re trying to figure out how to spend our time doing as little as we can and having these little businesses on the side pick up some money for us.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – 20% RETURN

Ted Thomas:
I’ll bet as soon as you get this all nailed down, you’ll figure out another business. I know in the back of your head you’re thinking all the time about what kind of deal you can make next. I’m sure.

Let me speculate a little bit. I’ve got $200,000, I’m a new person to this, but I got a couple of a hundred thousand bucks. So if I learned how to do this in Georgia or Texas or Indiana, one of those places, could I make a 20% return on my $200,000 every year?

Jeff Dube:
Yes.

Ted Thomas:
Yes. And I’d be comfortable? And could I do that work in a week, a month or would it take more than that?

Jeff Dube:
That’s what it takes for me, and I feel like I’m fairly thorough. So I would say yeah, it’s definitely reasonable to think that.

Ted Thomas:
But I’ll have to get some binoculars so I can get up close to the house. Right?

Jeff Dube:
Remember the ladder that’s in the back of-

Ted Thomas:
Oh, I didn’t want to say that, but you said it. I heard you say that ladder story, I roared with laughter when I heard that. I didn’t want to say it in front of the group because you’re in front of a group, but I wished I had that ladder a few times. Because I bought those houses. I had to pay for those roofs, so I know what you’re talking about. Oh, geez.

Jeff Dube:
I can’t tell you the last time I pulled that ladder out of the back of the truck, but it’s darn sure in the back of the truck every single time.

Ted Thomas:
Oh man. After you buy a $12,000 or a $20,000. And that was always the roof that had something going on under the shingles, right?

Jeff Dube:
Yeah.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – BUY, SELL, BUT DON’T FIX

Ted Thomas:
Yeah, you and I have been there. Okay. I tell people, buy them and sell them, but don’t fix them. Just buy them and sell them. Give us a couple of minutes on what you recommend. Tell people what they should do.

You know a lot about business. Tell them about business, easy, tough, whatever it is, and what they should be thinking about doing. You’re a good advisor.

HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA – RESEARCH

Jeff Dube:
I don’t have great advice or anything, but I’ll let you know my thoughts. Anytime I get into anything, it’s 110%. So I’m very thorough, and I think people need to take their time, and they need to look around.

It took me a little while to figure out Georgia was good for me. I went to a bunch of Florida auctions, online auctions, I researched a bunch of other stuff. So take your time, figure out where you want to research and get better every time you do it.

I have a routine every single auction, and every time I see something needs to be changed or added, it changes for the next auction. My routine is different this month than it was the month before. So just always get better and better at what you’re doing, and pay attention to what’s going on around you in order to do that.

LEARNING HOW TO BUY TAX LIEN PROPERTIES IN GEORGIA

Ted Thomas:
Okay. That’s nice. Now, this is self-serving, I’m going to ask you a question, did you have a coach by chance?

Jeff Dube:
I did.

Ted Thomas:
You did.

Jeff Dube:
I had Bob as my coach. Yes, sir.

Ted Thomas:
Tell us about coaching, how it helps you, how it makes you work harder, whatever it is, whatever you want to say about coaching. Say that, and I’m going to play it back to Bob. I’m joking.

Jeff Dube:
It’s very reassuring knowing that you have a coach to go back to. I reach out or have reached out to Bob a lot when I’m in the heat of the auction, whether it’s the night before, a couple of days before. When I’m needing information, he’s right there, and I can get the answers that I need, and I can move on.

So a coach has been a big, big help along the way, and like I said, it’s very reassuring knowing you have that person to go back to. Last thing I want to do is come in here and make a $40,000, $50,000, $60,000 mistake.

Ted Thomas:
Well, that’s a nice thing to say, thank you. I’ll definitely play that back to him. He’ll love that. I’m going to say 10 years, he’s going to say 20, probably seems like 20. But anyway, he’s been with me a long time. He’s a great one.

Jeff Dube:
Yeah.

Ted Thomas:
How about your family? Do they like you doing this business?

Jeff Dube:
They do. My wife, she is extremely helpful, very supportive. She sits out and helps me do the researching-

Ted Thomas:
Really?

Jeff Dube:
… prior to the auction.

Ted Thomas:
Wow.

Jeff Dube:
My daughter, she’s really into it. She asked me when I got back, she said, “So how did it go? Did you get some properties?” I said, “I only got one.” She said, “Oh my gosh.”

Ted Thomas:
She did not. No.

Jeff Dube:
Yeah. She wants me to do more than one, but they’re crazy supporters and very, very helpful.

Ted Thomas:
Well, I understand why. You’re a good person. Jeff, thank you very much. Terrific interview. I enjoyed it more than you did, but thanks for taking your time with us.

How to Buy Tax Lien Properties in Georgia with Jeff Dube is the second part of a 2-part series. If you haven’t had a chance to read part 1 yet, be sure not to miss How to Purchase Tax Lien Properties – Part 1 with Bill Williams.

TAKEAWAY

Jeff Dube is a skilled real estate investor from Florida with 2 decades of experience, primarily in rentals, and he’s recently discovered how to buy tax lien properties in Georgia.

In this interview with Ted Thomas, Jeff explains how he evaluates a property, his bidding criteria, and how competitive the auctions can be. He reveals his returns on investment and the experience he’s gained after his first year of tax sale investing.

Jeff explains why he chose to attend tax auctions in the neighboring state of Georgia and how to buy tax lien properties in Georgia.

Tax deed auctions in Georgia offer an excellent passive income with a minimum 20% return on investment. Jeff learned how to buy tax lien properties in Georgia from Coach Bob, and he explains why having a coach helped him significantly.

If you liked How to Buy Tax Lien Properties in Georgia with Jeff Dube, and you’d like to learn more, Ted has a FREE gift for you to get you on the fast track. It’s Ted’s master course called “Safe Haven,” valued at $197, but costs nothing for you.

Safe Haven is 2 streaming videos and a PDF, and it will teach you about tax lien certificates & tax deeds.  So if you’d like to learn how to buy tax lien properties in Georgia, or anywhere, and tax defaulted property, act now and get your FREE Safe Haven course today.


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