Two Track Properties

Through the ups and downs of a wet Oklahoma spring, our new driveway is almost complete on our 40 acre tract in Beggs, OK. Coming to market soon 🦌 🦃

If your family inherited Texas land like this, watch for these warning signs:

- The owner on the deed is deceased
- The owner died without a will
- Back taxes are piling up
- Multiple heirs can't agree on what to do
- Title companies say they can't help

Most families don't know they have options until it's too late. By the time the county auctions the property, all the equity is gone.

We specialize in exactly these situations. Fractured ownership. Siblings who can't agree. Properties heading to auction in 5 days. Missing heirs who can't be found.

If you checked any of these boxes, send us a message. Most situations are easier to solve than families think - especially if we catch them before the auction date.

We just closed on 40 acres in Beggs, Oklahoma that we walked away from last year.

Back in March 2024, this looked like the perfect property - 120 acres total with great road frontage and rural water already at the road. We got it under contract fast.

Then the title work came back and everything fell apart.

Oklahoma is an Abstract of Title state, which means they research ownership all the way back to the 1800s or earlier, when the government first recognized title to the land. It's expensive and it takes forever, but there's no shortcut.

Turns out our seller only owned pieces of the property - 1/5 of the front 40 acres, all of the middle 40 acres, and 5/18 of the back 40 acres. The other owners? Nobody knew where they were. Nobody had paid taxes in decades. Nobody was taking care of the land.

We cancelled the contract. It seemed impossible to fix.

But that middle 40 acres kept nagging at me. Clean title, great access, solid property. So we started asking around about how to handle the messy parts.
Here's what we learned: when co-owners disappear for decades and stop paying taxes, there are legal ways to resolve it. We could buy the middle 40 with an easement for access, sell it, then use those funds to file partition suits on the other two parcels.

We're listing the middle 40 soon after we clear a driveway to it.

If your family owns land with other relatives you can't locate, or if you inherited a fraction of a property and don't know what to do with it, we can help. These situations have solutions - you just need someone willing to work through the complexity.

We used to avoid complicated deals like the plague.

Messy title? Pass. Deceased owner? Pass. Multiple heirs who can't be found? Hard pass.

Why spend months untangling an estate nightmare when we could close a clean land deal in two weeks?

Then 2022 happened. Interest rates shot up. Direct mail got saturated. The easy deals disappeared.

We had two options: keep fighting over the same properties with countless other investors, or learn to solve the problems everyone else runs from.

We picked the second one.

Here's what we found: these aren't just "problem properties." These are families stuck in probate for years because they can't afford the attorney fees. Watching back taxes compound. Days from losing everything at a tax auction. Thinking they're out of options.

Most investors see complicated title issues and move to the next lead. We now look for them. The deals are bigger. The timelines are longer. And families actually thank us when we close.

Complexity used to scare us. Now it's the only thing we look for.

If you're dealing with an inherited property that feels impossible to resolve, let's talk.

"This is the first good thing I've heard about my biological father since he passed away 10 years ago."

An heir said this to me about a 12.9 acre property in North Texas.

He didn't even know the land existed.

$20,226 in back taxes.
Weeks away from auction.
Three biological children.
No will.
No probate filed.

The family was about to lose everything.

Most investors see this and run.

We closed it in under 3 weeks.

This is what we do.

Just wrapped up 56 hours of land clearing in Arthur City, TX! This 12.9-acre property sat idle for over a decade, mired in a county lawsuit against a deceased owner's estate. We tracked down the heirs and co-owner, secured the property, and saved it from a county auction. Classic distress. Coming to market post-Thanksgiving - perfect for those seeking secluded country bliss on blacktop!

When it comes to property heirship complexities, we are your solution.

In the case of our recent project in Temple, TX, we worked with 4 heirs who inherited a property with over a decade of back taxes. On top of this, the property was still in their parents' names. Without the transfer of ownership, the heirs could not benefit from their interest in the home.

Fortunately, we met with them days before the tax sale to help them out. We were able to resolve the heirship issue, transferring the property from their deceased parents down to them. We then took on all the taxes and fees to avoid the tax sale, and they got paid all within 4 days. Everyone walked away relieved.

If you have heirship or tax issues, we've got you covered!

Just listed: Cedar Valley 1.27 acres - sister parcel to Lot 7

This 1.27 acre lot in Iron County is the adjacent parcel to the Cedar Valley property we are set to close on this week. Located in the same Cedar Valley Acres subdivision, Lot 16 shares all the same practical features - flat terrain covered in natural sagebrush, direct dirt road access, and no HOA restrictions.

Offered with seller financing available, this unrestricted lot offers the same flexibility for RV placement, container storage, or future building plans that made the neighboring parcel attractive. Just 17 minutes from Cedar City amenities while maintaining that rural feel.

We're working on getting this property up on the flat fee MLS shortly - been dragging our feet a bit, but the lot is available now for direct purchase. No need to wait for the MLS listing if you're interested.

The property sits in a practical location with straightforward access, offering the same benefits as its sister parcel: no build timeline, no HOA, and the freedom to use the land as you see fit.
Message us for coordinates, additional details, or to schedule a viewing of Lot 16, Block BJ, Cedar Valley Acres.

Lot 7 Block BJ in Cedar Valley Acres is under contract for cash. That was quick! 😎

Sticking to the original land investment strategy from years ago, we bought this property and listed it at 57% of the other for-sale parcels in this subdivision. There are DOZENS of other desert squares just like ours out there sitting on the market. Of course, we did not consider these accurate comps. Instead, we found a few sold comps and dropped that price even further to arrive at our list price. Happy to see the process still work in "slow" markets.

Follow us for the next one. Hoping to sell Lot 16 under owner financing (approx. 20% down, paid over 5-10 years).

We just listed this Cedar Valley Acres lot on Facebook (Lot 7, 1.27 acres), and many buyers ask us: "How do I know this is legit? How does buying land through Facebook actually work?"

Totally fair questions. Fortunately, we have done this hundreds of times! Our first suggestion is check us out online, see who we are and verify our ownership at the county.

Once you gain confidence on the property itself, sales can be done via self-closing or through a title company. For us, we use a title company exclusively just to make both of our lives easier. We make sure to then get a contract signed before moving forward with any land deal.

We'll have that contract signed and then engage a local title company - they're the neutral third party that verifies ownership, holds funds safely in escrow, and ensures you get a clean deed. We're doing exactly that with our Cedar Valley Acres lots. Everything runs through a reputable Cedar City title company to protect both buyer and seller.