September 24, 2024 • 43 mins
Unlock the secrets to stress-free real estate investing with the guidance of Angela Duncan, founder of Empower HER Money. Angela shares her compelling transition from the active grind of property flipping and rentals to the more serene and lucrative world of tax lien investing. Forget the headaches of property management and discover how you can enjoy steady returns with minimal effort.
Throughout this engaging episode, we dive deep into the mechanics of tax lien investing, inspired by the acclaimed book "The 16% Solution." Angela demystifies the process, particularly in the competitive Florida market where interest rates can soar up to 18%. Learn the exact steps from homeowners defaulting on property taxes to investors earning guaranteed interest upon repayment. With Angela's personal anecdotes and strategic tips, you'll understand how to create a robust "buy box" that aligns with your financial goals while avoiding common pitfalls.
Finally, Angela reveals expert strategies for navigating tax lien auctions, emphasizing the importance of meticulous due diligence and the value of partnerships and mentorships. By focusing on one investment niche, you can become proficient while still appreciating the broader real estate landscape. Tune in to gain practical advice on bidding tactics, risk management, and the power of research, ensuring you're well-prepared to succeed in the world of tax lien investing.
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Transcript
Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
Dwan Bent-Twyford (00:02):
Hey everybody , welcome to Tthe most wonderful
real estate podcast ever.
I am so excited to have a guesttoday, miss Angela Duncan, and
we're going to find out allabout her here in just a moment.
So I am Dwan Benton Twyford,aka Dwanterful.
You can find me atDwanterfulcom If you opt in on
(00:23):
my website.
I have some free traininginformation and some free
e-books and some fun things likethat.
I went from a broke single momto a millionaire real estate
investor, so that's what we'rehere to teach you.
It's all about money and lifeand living and investing and all
the things that you need toknow.
Our motto at Dwonderful ispeople before profits, so if it
(00:45):
resonates with you, you're atthe right place.
I'm your girl, I think this isyour girl too, and we're just
going to have some fun and findout how things are.
So, ms Angela, how are youtoday?
Angela Duncan (00:55):
I'm doing amazing .
Thank you so much for having metoday.
Dwan Bent-Twyford (00:58):
And first I want to tell you you are so
beautiful.
Angela Duncan (01:01):
Oh, thank you.
For those that are maybewatching, zoom has some great
filters they do see thislipstick not real, it's zoom.
Dwan Bent-Twyford (01:10):
Once I discovered I could put on some
lipstick, I was a little bitcheeky so I was like, oh but,
but I do actually have on theactual makeup today but, I love
the zoom filter.
It's like, oh, look at thisflawless skin that I don't have
anyplace else on my body, but Istill love it.
(01:31):
So how are you today?
Angela Duncan (01:33):
I'm doing great here in Miami.
It's super hot right now, butyou know, it's partly why we
live in Florida, is we get thesunshine all year long.
Dwan Bent-Twyford (01:40):
Yeah, we do.
I love Florida.
Well, we'd like to start offand have a quick toast.
I am drinking some live enzyme.
What do you have?
Angela Duncan (01:48):
Just water for me today, good water.
Dwan Bent-Twyford (01:50):
Okay, cheers, everyone, grab your drink and I
tell everyone at the beginningof every show, everyone just
like take a deep breath and likegive yourself one of those
stretches, like shake off allthe negativity and just hang out
with us and open your mind andjust have a good time.
We're gonna laugh, we're gonnatalk and we're gonna learn.
(02:12):
So, miss angela, we just kindof like to throw people to the
wolves over here.
So what I want you to do isjust very, very briefly, just
tell us who you are, all theways to reach you on social
media, and that's about it.
We're just going to.
We just really want to knowwhat's your deal.
Then I'm going to ask you somequestions and see how you came
(02:33):
to be Angela Duncan, who's on mypodcast today.
Angela Duncan (02:36):
OK, sounds great.
Well, my name is Angela Duncan.
Empower Her Money is my brand,and you can find me on Instagram
, linkedin, Facebook and youhave a podcast as well, called
empower her money and on YouTube.
So those are all the socialmedia channels you can find me.
Dwan Bent-Twyford (02:52):
They easy enough and that was really great
.
So I like some people still goon.
I'm like okay, I just said likea minute I have, I have
questions here and I didn't haveto ask questions.
Angela Duncan (03:03):
So we have.
We have this great thing calledGoogle.
So if you really want to findsomeone, just Google their name.
We'll keep it simple.
Dwan Bent-Twyford (03:10):
That's what I always tell people.
It's like listen, it'sDwan-der-ful.
If you just type it in, there's80,000 pages about me.
You don't even have to rememberDwan Bent-on Twyfer, just
Dwan-der-ful, and I'm literallyeverywhere All right.
So, um, and about your YouTube,do you do um weekly videos
(03:31):
calls?
What do you?
How do you do on YouTube?
Angela Duncan (03:33):
Yeah, so we do a lot of short videos, but Monday
through Friday the podcast isposted, so there's hundreds of
thousands of videos on YouTube.
Lots of education about moneyvideos on YouTube.
Dwan Bent-Twyford (03:47):
Lots of education about money.
Nice Thanks, nice Okay.
So it's empower her money.
So we talk about money.
So what is something I'm new?
I'm listening, I'm thinkingabout investing or not.
I don't know what I'm doing.
What do I not know about money?
Angela Duncan (03:59):
Yeah, so one of the main things that I love to
talk about, I'm a passiveinvestor, I'm conservative, I
don't want to spend a ton oftime and I've been through many
real estate cycles.
So what I love to talk about istax lien investing and teaching
people about this avenue thatnot a lot of folks seem to know
about and I don't find a lot ofeducation on YouTube on that
(04:21):
specific topic.
But if you want to get into thereal estate space and perhaps
don't have a ton of time and youwant to be more conservative
and passive, then it's a greatopportunity for you to learn
more, to see if it's a right fitfor you.
Dwan Bent-Twyford (04:32):
And you know what I got to tell you tax lien
investing.
Hardly anyone ever does talkabout that.
I mean, I've had my podcast forfive years.
I probably haven't had fiveguests that talk about that, and
years I probably haven't hadfive guests that talk about that
, and it's a really great way,and people.
I think it's one of the thingsthat people don't know it exists
, so tell us about it.
(04:53):
So, tax lien investing so ifI'm new again, I'm a new, I
don't have very much.
I'm listening to you on YouTube.
I'm like, okay, I'm going to,I'm going to take my first step.
What would that look like forme?
Angela Duncan (05:06):
That was me about 10 years ago.
I had been in real estate for awhile, was doing the flipping,
was doing single family rentalsand honestly, just got tired of
picking up the phone call fixinga toilet on Sunday or Christmas
.
I was like there's got to be abetter way for me to invest
Maybe not as great as returns assome of the other avenues, but
to make it less of my time.
And so I'm a numbers person.
(05:28):
I picked up a book called the16% Solution.
It's still out there.
It's not my book, but that wasthe first book that I started
thinking and learning about taxlien investing and obviously,
well, I can earn 16%.
How, where, where do you signup, right?
So I read through this book andI started to just get more
(05:49):
education.
Obviously, this was a littlebit, you know, 10 years ago, not
as much information online.
So I'm very much a book person.
But what I realized is in thestate of Florida, you can earn
up to 18% interest for being apassive investor, right?
So I'm going to break it downand try and make tax liens very
(06:09):
simple to understand.
If you own a home, you have topay property taxes, whether it's
a condo, townhome, house,commercial building.
The government wants theirmoney and it's due every year,
right?
So, whether or not you have it,the government is going to want
that money from you in the formof property taxes because, well
(06:30):
, they take that money and theyhave it budgeted.
They have to pay for thingslike employee salaries, police
officers, teachers, buildingroads right, they have all of
these expenses and they count onyou, as the homeowner, to pay
your taxes on time.
And something happens in yourlife you get sick, or perhaps
someone passes away, you lose ajob and you just can't pay those
(06:52):
property taxes.
Well, those property taxes inthe form of a tax lien get
auctioned off to people who wantto invest.
So say I come in and, duann,you haven't paid your property
taxes, which I know in the past20 years is not the case but you
haven't paid your propertytaxes and the government says,
hey, I need help, come online,bid on this tax lien and I will
(07:17):
pay you an interest rate thatwe're going to agree upon
upfront.
So I come by that piece ofpaper, the government gets their
money to pay their bills and inreturn, when the property owner
finally pays their taxes back,I get a guaranteed interest rate
that the government and I havealready discussed as soon as I
bid on that property.
So you know what you're gonnaget going into interest rate and
(07:40):
it will come some point in thefuture that's the unknown factor
.
But it's a way for you not tohave to go out and do a whole
lot of research and spend a lotof time on it, because the
auction only happens once a year.
Dwan Bent-Twyford (07:53):
Yeah, it's funny, I love tax claims.
When I first started I've beeninvesting for 30 years, so a
million years ago I would godown.
I was in Broward County in FortLauderdale, and so I would go
to the courthouse and, like youknow, bid on the houses.
And then someone I met a womanthere and I would say it could
(08:13):
have been you, but she was myage at that time, so it
definitely can't be you.
And she only bought tax liensand she just had a stack and she
would go bid on these liens andI remember talking to her a few
times.
I remember buying a couple oftax liens but I never I don't
know, I guess because I was justreally into actually rehabbing
at that time.
I never really dipped my toe init and stayed in it, but I knew
(08:36):
about it.
But now one thing this womanwas doing is she was buying tax
liens on there's a lot of vacantproperty, like in Fort
Lauderdale, like west.
It was still kind of swampy andthey were building towns like
Wellington and things like that,and there was a lot of vacant
property that people boughtthinking it was going to be some
(08:56):
gold mine someday and it neverdid so.
They just let it go and she wasbuying land and keeping it for
just the price of the tax lien.
I was like, dang, that seemslike a really good thing to do,
so so I love that.
But I and I have now thatyou're saying that it's like I
should do that because I haven'tdone that for such a long time,
(09:17):
and I kind of it's one of thosethings like I've kind of for me
personally, kind of just like Ithink, because we got so busy
on our buildings, I just kind oflike put that behind us Like
you know what Tax liens are agreat way to make money and it's
guaranteed whatever theinterest rate amount is is
guaranteed.
Angela Duncan (09:34):
Yeah, and so that what you hit on is really
important.
You've got to decide if this isgoing to be a route that you
want to start investing.
What does your buy box looklike?
For example, mine, I'm lookingfor a homestead property because
my strategy is just to earnthat interest rate.
I don't necessarily want toforeclose on that property, I
don't want to own it, I don'twant to flip it, I don't want to
do that, I want to be aspassive as possible.
(09:56):
So my buy box I'm looking for ahomestead property.
I want it to be a house.
I don't like to work with HOAs,so staying away from condos and
townhomes.
And then, um, you know, I lookfor areas in which is still
growing that people want to livein.
So then hopefully, thathomeowner wants to live in that
area.
They're going to eventually payoff their property taxes.
(10:19):
That's my goal is for them topay it off and for me to get
paid my interest rate.
So it's very important for youto decide what your buy box is.
But that was a greatopportunity for that person
picking up vacant land, knowingthat this is a city that's
growing and when she goesthrough that foreclosure route
she's going to own that propertyjust for the cost of the tax
this woman.
Dwan Bent-Twyford (10:39):
I wish I could remember her name, but
have to call someone down in ortLauderdale and ask her again.
She had so many tax things.
I was like I don't understand,because, you know, I thought you
know, I was so new, like I knew, knew, knew.
Like no one trained me, Ilearned by the seat of my pants.
I barely even knew, and when Ifound out I could go to the like
, the courthouse steps, you knowas they call it, and bid on
houses, like you could just gobuy it like I don't, like I
(11:02):
couldn't even.
I was so new.
I was like I wish I would havehad someone like me, or even
half of what I know.
At that time I was literallyseated in my pants person and I
think, because I was so new I'mhearing about the courthouse
staffs which I, by the way Inever got one single house.
So, all the ways in the entireworld to buy houses, I think I
have purchased a house every wayknown to man, except I've never
(11:25):
won one at the courthouse steps, and I don't it's because I
don't pay enough.
I go to like there, I have anexact number, this is all I'm
paying, and then someoneoverbids me.
And then, of course, you hadthe problems 30 years ago with,
like, the boys club, where allthe guys go and, even though
they're not supposed to, theyall make deals who's going to
get what house?
And I was like, but now I'mlike you know what?
(11:47):
I think I need to just buy oneat the courthouse steps, even if
I overpay for it, just to say Idid it.
It's the one thing I've neverdone and I did have a couple of
tax liens.
But what I learned just andjust as my smidge of knowledge
compared to what you have ifit's a home, like you said, a
(12:10):
homestead.
So I like the fact that yousaid it's a homestead, because
if it's a house, if they haven'tpaid their taxes when the time
period's up, the bank is notgoing to let the house go for
the taxes.
The bank will at least pay themif they're taking the house
back and so for everyone, andyou're probably going to touch
on it.
But the thing about taxesthat's great is that if someone,
the houses, go to the tax saleand maybe it's two years before
(12:33):
whoever can buy them or beforethey lose the property, the bank
always steps up because they'renot going to let a $200,000
house go for $5,000 worth oftaxes, but they do let them go
to the tax sale.
Sometimes they just step inbefore it's due.
Is that correct?
Angela Duncan (12:50):
Yep, that's correct, but the tax lien is in
first position.
So even though the bank isgoing and bidding on the
property, they have alreadycalculated that they're going to
have to pay me as the investorback, which is fine.
I don't want to own theproperty, so let them go bid on
it, take the property back, payme what I'm due and then they
can deal with paying for thecost of the foreclosure, bidding
on the property, then disposingof the property.
(13:11):
That's sure they're likely tomake more money than me, but I
already know what I'm makinggoing into it and I'm fine with
that because I don't want to doall that additional work.
Dwan Bent-Twyford (13:19):
That's right and that is.
The nice thing is that with taxliens the bank it does move
into the first position.
So you have this whatever$300,000 mortgage and maybe the
tax lien is what $10,000?
It moves in front of themortgage.
So if the bank somehow wentunder the rug and they missed it
, you would own that entirehouse free and clear for the tax
(13:42):
liens, which is what I think myfriend used to do on all this
vacant land that she wassnapping up like that.
But she ended up with a lot ofswamp land.
Angela Duncan (13:50):
Yeah, and we did see a lot of that back when we
were you know.
You saw the bigger banks kindof merging and acquisition with
the smaller banks.
Some of the paperwork would getlost in the shuffle, right.
So I could do the foreclosure,own the property, and then I
have to let the lender know, butat that point I already have it
(14:10):
.
So too bad for you.
But they go after the homeowner.
At that point they don't comeafter me because I'm first
position.
Dwan Bent-Twyford (14:14):
Yep, you're in first position.
That's exactly right.
That is exactly right.
So now, when you bid on these,how are you?
Are you doing the or sendingsomeone to the courthouse and
bidding on the tax?
Liens?
Angela Duncan (14:26):
This is where the advance in technology has made
this so much simpler.
The auctions for tax liens areonline.
So when it comes to the actualbidding process, you're going to
put which tax liens you want toacquire and the max or the
minimum interest rate thatyou're going to accept for the
property.
So you and I we could bid onthe same property online.
(14:47):
If I'm willing to take 10%, butyou said that you wanted 12,
obviously the guy with me,because they're going to pay me
less.
But the whole tax lieninvesting bid is now online.
There's a lot that you need todo in front of the auction time,
but that's why the time periodis about two months from the
time they list the propertiesthat are available for tax lien
(15:09):
auction to the time that theyclose the auction.
Dwan Bent-Twyford (15:12):
Nice, and so do you buy only in Florida, or
do you buy around the country?
Angela Duncan (15:16):
I only do Florida because part of my own process
is that I want to drive by theproperty.
I want to make sure there's ahome there.
I don't want to end up withland or something because it's
possible that there was a fireand the tax owner took the
insurance payout and just leftand they no longer want the
property.
Right, it's possible.
So I'm going to drive by and atleast make sure there's a house
(15:38):
there, because if I did have togo through that foreclosure
process, at the end of the day,I need something that I can turn
around and sell quickly.
Dwan Bent-Twyford (15:46):
Yeah, I think if it was a nice piece of land
in a good area, even if it hadburned to the ground, somebody
would probably still take it.
Angela Duncan (15:53):
Yeah, but you don't know, Could it be like a
tiny sliver of land that is notbig enough to build on, or maybe
there was a rare turtle thatwas on the land and now you
can't build on it.
So I'm looking for the physicalproperty to be there.
Dwan Bent-Twyford (16:05):
So that is the stuff that people need to
know.
So if someone is listening,they go.
I didn't know somethingcouldn't sell because a rare
turtle was on it.
You obviously, I'm going toassume you teach people and you
train people how to look for all, because this is one of those
things like any kind ofinvesting, you need to know kind
of all these pieces to thispuzzle to be successful at this.
(16:26):
Because it could be that wasone of the things I remember my
friend would run into was itwould be these tiny pieces of
land in between other land andthey couldn't put a sewer or
anything.
And I was like I don'tunderstand, like what were you
buying?
And she's like, well, I thoughtI was getting this but it was
not, and so she ended up with, Ithink, a lot of things she
(16:47):
couldn't use.
But then you know you get theguy next to you that wants a
little bit more land and you'vegot it and I do remember buying.
She was kind of buying in theswampy areas.
Um, I do remember her getting alot of things that she couldn't
build on or couldn't put asewer because it was too close
to the other house or something.
So someone would definitelyneed to learn all the ins and
(17:08):
outs like that.
Angela Duncan (17:09):
Right, you need to know in that county what's
the minimum parcel size in orderto build.
But I mean if you can get itcheap enough and then you sell
it to the neighbor and they canjust combine the lots and make
their property more it which Iloved about what you said when
you went to the auctions youknew your max price and you
walked away if it went abovethat, because sometimes you get
(17:34):
in this bidding process theycall it the eBay effect where
you're bidding against otherpeople and you're just doing it
because you're competitive.
Well, that doesn't help yourbank account, right.
So you hit it on the nail whenyou said you've got to have that
price in mind and don't goabove it, because if you've done
your research properly, that'sthe number that you need to hit
in order for you to beprofitable.
(17:55):
Otherwise, walk away.
It is.
Dwan Bent-Twyford (18:00):
And you know I am my husband and I both are
that really crazy competitiveperson, and up in the mountains
in Colorado they have auctionsonline from time to time and the
last couple auctions, you, youknow we're bidding on this house
and I don't know it was up tolike 275 or something like that.
Then someone bid a thousand.
I'm like, oh so then we bid athousand and the next thing, you
(18:21):
know, it's just going up inthese thousand dollar increments
because you're getting to likethe value and I'm like I told
bill.
I said, damn, why don't we and Ialways write my number down on
a piece, like I write it on apiece of paper and I circle it.
This is it.
Because I'll be like, oh, justone more thousand.
But it's not one more thousandbecause he, they're gonna bid.
(18:42):
Then it's two more thousand.
And the last one I really wantedthat house so bad.
It's like you know what, let'sjust bid a little bit more.
So we bid up like three or fourmore times and then the other
person still kept bidding and Iwas like, oh, and I was so upset
I thought, okay, eight bids agois when I should have said no,
and I'm really good aboutsticking to my guns.
But sometimes like you, just Idon't know, you're right, you,
(19:04):
you just get like in the frenzyand you're like, come on and
you're trying to get theproperty.
And I didn't get it.
But then, interestingly enough,it came back up on the auction
block up there.
I can't remember the name ofthat, hudson and Marshall, I
think, was the name.
I think they merged withsomebody else now and I said,
bill, bill, bill, look, it's thehouse again.
I said why don't we just likecontact the people directly See
(19:27):
if we can buy it before it goesup and offer them what we were
going to pay before.
And they took it and we boughtit.
Nice.
And I was like I ended up withit anyway.
But I got caught up in thefrenzy because it had been a
minute since I'd done an auctionand it's really hard to stick
to your guns.
Yeah, absolutely, that's a goodway for me.
Angela Duncan (19:54):
It's a good way to build out your team.
If you know that about yourself, that you could be the
emotional buyer, then hiresomeone else to go do your
bidding for you, or perhaps aspart of your team.
That that's their job is to gobid.
You're doing all the backendresearch and then they go to the
auction house and they spendthe time to do the bidding
because they're not as emotionalas that.
You know that you are.
Dwan Bent-Twyford (20:05):
I am.
I get caught up in the frenzyespecially.
Do you remember the days whenthey used to have, like at a big
hotel they'd have all those bigFHA auctions and like hundreds
of investors would come inperson and bid?
I used to lose my mind.
I would look at all the houses.
My partner and I would have allwritten down the ones we want,
(20:27):
what we're going to pay, butthen you're in there and like
everyone's in the room andeveryone's got a little
auctioneer and everyone's got apaddle, and it's like it's hard.
Angela Duncan (20:35):
And I started.
You know, I can startquestioning myself like maybe I
didn't run my numbers correctly?
What do they know that I don'tknow?
Why are they going higher thanme?
And you can kind of get intothat you know downward spiral,
and then you start biddinghigher and you walk away and
maybe you get an asset that youoverpaid for and that's
obviously not the goal for thisinvestment.
Dwan Bent-Twyford (20:53):
It's not, but auctions are so much fun and
doing them online.
I like doing the ones thehouses online.
Doing them online like that.
That'd be fun too.
Angela Duncan (21:02):
Well, and it's like a, submit it and you wait
and see, but you submit it firstand then you just wait.
Dwan Bent-Twyford (21:08):
So what is like in the state of Florida?
What's the highest interestthat can be charged for tax lien
?
Angela Duncan (21:14):
Yep.
So in Florida the minimum is 5%and the highest is 18%.
Dwan Bent-Twyford (21:19):
Okay, so then five.
So basically, if a hundredpeople submit it, one person
says I'll take 18 or 12 or 10 orwhatever they open it.
Whoever is willing to pay theleast, they win.
Angela Duncan (21:38):
Yeah, whoever puts in for the least amount of
interest rate typically will bethe winner.
Dwan Bent-Twyford (21:43):
Yeah, so people would have to really,
like you said, really have apoint, like I need to stand my
ground at this number, becauseif you're making 5% and it sits
there for two years, not thatthat's a bad thing, but,
depending on the amount of money, you could have done something
else with the money.
Yeah, absolutely.
And don't all the states?
I think all the states have taxliens, don't they?
Angela Duncan (22:06):
No, some of them don't do tax liens.
They'll actually go through theforeclosure process and sell
the deed to the property.
But that will be an in-personauction when that occurs.
Dwan Bent-Twyford (22:16):
And they do them, I know, on commercial
buildings, houses, land,everything.
Angela Duncan (22:20):
Yeah, everybody owes taxes to the government, so
they're going to collect it.
Whether or not you're going topay it, someone else will come
in and pay it for you.
Dwan Bent-Twyford (22:33):
Yeah, so then when the bank or the person
steps up and goes okay, now I'mready to get back on track, they
pay it off and then you getyour money back, plus whatever
interest that you collected.
Angela Duncan (22:37):
Correct, yes.
Dwan Bent-Twyford (22:38):
So that is really a fun way.
That is like a fun passive wayto make money.
I should do that here in Iowa.
Now we're here, we're spendingso much time in this little town
.
There's so many vacantbuildings sitting around here, I
think that yeah, and Iowa Ibelieve.
Angela Duncan (22:52):
So, depending on how long the homeowner or
property owner goes withoutpaying, I think their interest
rate, if I remember correctly,is up to 24% in Iowa.
Dwan Bent-Twyford (23:01):
Well, now I'm going to have to do some
checking.
I may have to call you myselffor a little bit of coaching.
Angela Duncan (23:07):
Hey, let's do some investing together self
with a little bit of coaching.
Hey, let's do some investingtogether.
If you're around to see stuff,you know that's a great
opportunity 24% is really good.
Dwan Bent-Twyford (23:14):
You know, I always tell people I say listen.
You know, if they're followingme, it's like hey, listen, I can
teach you these things, but Ican't teach somebody everything.
I just can't.
And if you think you can teachsomebody everything, you should
not be teaching, because you'regoing to hurt more than you're
going to help.
Most people, I think and that'swhy, like, I love to have
people like you on, it's like,hey, I've done that, but it's
(23:34):
been so long.
I could explain the concept toa person, but I couldn't help
them actually do it because Iwould be learning as I was doing
.
So I really like to have peoplecome on that do things that I
don't do.
But then I get get excited, I'mlike, okay, I should do that.
But then I think, no, no, no,now I just stay within my focus
of what I'm doing, because thenI'll be all over the map.
Angela Duncan (23:55):
Right.
So I mean, that's the big thingabout real estate investing.
There's so many avenues thatyou can pick and choose from
that.
Just pick one.
Learn, become a student, find amentor partner with someone
who's been doing it for a while,and then you can go off on your
own.
But just pick one lane andstick to it, because if it's
profitable for you, then whyelse are you spending?
Dwan Bent-Twyford (24:13):
your time.
Yeah, we do, we still do.
Uh, we do two-day workshops alot.
I just did one in vegas twoweekends ago and I mean, there
was people there from every,just interested in everything in
the world, and I said, listen,it's okay to learn a little bit
about everything, but you're notgoing to want to do everything
(24:34):
because you're going to findsomething that you really like
and you go, wow, that reallylike makes me feel fulfilled.
I really like this.
Find the thing that you like,but know about the other things.
So if a deal comes across yourplate that's not in your realm,
you can say, hey, I could givethis to Angela, you can give it
over.
Or if you're wanting to buysingle family homes and someone
comes along with a multi-unit,you can say, hey, I can give
(24:56):
that to these people.
And so it's good to know alittle bit about everything.
But I always tell people don'ttry to be an expert on every
single thing, because I feellike people that try to do that
miss a lot of things, becausethey're maybe too all over the
map and the opportunitiesprobably just fly by them that
they don't even see because theydon't have enough focus on what
(25:17):
they're doing yeah, absolutelyagree with you 100 on that one
yeah, I do too.
So I mean, I love doing all ofit.
And now that I'm taught we'retalking, I'm just like, oh, but
then in reality I probably won'tdo it because I'd have to learn
so much.
And right now I'm up to likeliterally my eyeballs rehabbing
these 20 buildings here in thetown.
That's like, oh my gosh, I'm sobusy right now.
(25:38):
But, yeah, I like that.
But I like taxing back.
Then I haven't even thoughtabout that for a while.
That's a really good thing todo because it's very, it's not
risky.
You're going to get your moneyback.
You're going to get it backwith some interest.
So I think, once you learn thesteps to do it, it is a good way
(25:58):
to be completely passive.
Angela Duncan (26:00):
Yeah, well, maybe look for the properties that
are in the immediate vicinity ofwhat you're doing on remodeling
, because if there's anotherbuilding that you're not going
to be a part of your project,see if they have paid their
taxes, and maybe they haven't.
So while you're there andyou're doing that rehab for the
other projects, you go throughthat process and maybe you end
up with that property and you'rejust adding it to the overall
(26:22):
portfolio of what you're alreadyworking on now.
Dwan Bent-Twyford (26:23):
I'm a hundred percent going to do that,
though there's a couple ofbuildings around here boarded up
and they've been boarded upforever, ever, ever, like 10
years, I'm like.
Hmm, I'm thinking I may have todo a little bit of
investigation.
Angela Duncan (26:37):
Yeah, yeah.
Here we can go online and I cancheck to see how many years or
if they're delinquent on theirproperty taxes.
So it'll be something that youcan do, part of your research,
so that when the auction comesup you can already have your
list ready.
Dwan Bent-Twyford (26:51):
Fun.
Now, when you go online likethat, can everyone go?
Do you have to pay for aservice?
How does that work for people?
Angela Duncan (26:58):
Yeah, so in Florida it's free.
The online auction is free.
I can check Hillsborough TaxAssessor.
You know that's one of thecounties I look at.
I can see if their property taxhas been paid for the previous
years.
And that's also part of my buybox is.
I want to be the first year inFlorida.
It takes a couple of years forit to foreclose so you could
(27:21):
have one, two, maybe three taxlien certificates out there.
I want to be first in linebecause for me I feel more
comfortable that I'm going toget paid first.
It's possible that all threeget paid, but it's also possible
that whoever comes in and doesthe foreclosure and wins the bid
, if not enough money is on thebid, then some of the other tax
lien holders could potentiallynot get paid.
So I go back to what is my buybox and how can I be as
(27:43):
conservative as possible, aspassive as possible, and then I
only buy within my box.
Dwan Bent-Twyford (27:50):
That's good.
I really I love that.
I love that.
Now tell me I asked you thisbefore we started the money on
the wall behind you.
Tell me the concept of all thedifferent kinds of money.
Angela Duncan (27:59):
Yeah.
So for me, I like the visualaspect of currency because I
grew up in poverty and when yougrew up in poverty, you don't
have money.
No one teaches you about money.
You can have some negative,like emotional, connection to
money.
So when people start, you know,talking to me and I can feel
that scarcity mindset comingfrom them, I want to remind them
(28:19):
that it's just a piece of paper, does not care who you are man,
woman, what your upbringing was, how much money you have has
absolutely no tie to that.
It's just a tool that you'regoing to use to help reach your
financial goals.
And so when you can see it in avisual aspect, you can touch it
, feel it.
You're like, oh, just like mypen over here.
It's just a tool.
(28:39):
So let's shift that mindset sowe can focus more on obtaining
money to get to your goals,versus being scared of losing
something because you didn'thave it when you grew up.
Dwan Bent-Twyford (28:49):
Yep, no, I get that.
So I like graduated high schoolhold on in the seventies.
But back then and I was at,lived in Ohio and like a in a
like in the country and and noone like we weren't taught about
money and having money andmanaging money.
Where I was taught at my timeperiod it was like get out of
(29:11):
high school school, go work forgeneral motors, work for the car
factory, retire from the man,get married and have kids and
that will be your life.
I just remember thinking and Iactually did work at a factory
for like two weeks and I thoughtwhy would somebody want me to
do this?
This is the worst thing that'sever happened.
I'm only 18.
I'm like this is the worstthing that's ever happened to me
.
It's horrible.
Who would want me to work here,you know, until I'm?
(29:32):
Because you know, when you're18, 60 is like almost dead.
It's like who would want me towork until I die?
But I did it and I thought, wow, that's insane that people like
want that on purpose.
But I didn't know anything aboutmoney.
So when I first startedinvesting, I had to not only
learn real estate, I had tolearn money.
I had to hire bookkeepers.
I didn't know how to balance mycheckbook.
(29:54):
Like it was really shocking howmuch I did not know about money
and that's like money literallymakes the world go round.
You have to have it foreverything, and so I made sure
that my kids are likefinancially literate.
But I had to learn.
I had to read so many books.
I took classes, I took classesat my church.
I read book, book, book, book,book.
(30:14):
I hired accounts and CPAs andall the people and I was like,
just help me understand, I don'twant to do it, I just want to
understand it so you can do allthe paperwork for me.
But I just feel like theschools just don't teach a lot
of financial literacy.
Angela Duncan (30:32):
Yeah, I agree with you 100%, and even the way
that we sit in a classroom hasnever changed, right?
You sit in a row, you have aleader that's in front of you
that's telling you what to do,what to think, what to read,
what tests you're going to take,and you abide by their rules.
It doesn't allow you to beindependent.
It's really dependent on theperson in front of you which was
really conforming you to be anemployee to an employer.
(30:55):
Right, that's how we werebrought up and it hasn't changed
.
I mean my daughter's school.
She went through a privateschool and they allowed these
movable seats, which reallyhelped them to work in teams.
But if you look at thetraditional classroom in the
public school, it's stillexactly the same, but it's
teaching them still to beemployees instead of
entrepreneurs that can createjobs and experiences and wealth
(31:17):
for other people.
You know there's so manyaspects of how we're brought up
and taught that hasn't changedin the hundred years that we've
had school system.
Dwan Bent-Twyford (31:25):
It really hasn't.
It's too bad.
I've gone to some of my highschool reunions and some of the
teachers, like we were in highschool, they were just in their
20s and they were like, oh, weused to smoke pot all day, like
they were stoned.
It was the 70s, they were allstoned and teaching us.
It's like, really, that's howwe learned.
It's like no wonder.
All right, let's jump topics fora minute.
(31:46):
And I love everything you loveabout real estate.
I love what you do.
It's a really good niche forpeople.
It really is a good niche andI'm excited to have you on
talking about that.
Like I said, in the last fiveyears I probably only
interviewed gosh less than Idon't even know a tiny handful
of people that do tax liens.
So I'm glad to have thatbecause I feel like that's
(32:08):
something that people just don'tknow about.
Like you'd really have to meeta person to tell you about that,
and I mean, unless you knowlike you, you've studied and you
went to college and everythingabout finances and real estate.
You know all the things, but Idon't think most people start
like that.
Angela Duncan (32:23):
Yeah, absolutely.
And you know, if you don't wantto own individual tax liens,
there are funds that you can bean investor in that go and do
all the work for you.
Obviously, the returns aren'tas great as if you did it
yourself.
And about 80% of tax liens dogo to funds because their target
is a little bit lower thanmaybe you as an individual.
They might be willing to take8% versus.
You know you're looking for 10%, but they're not going to pick
(32:45):
up everything.
So just keep that in mind whenyou're bidding.
And I always tell people too,like, if you're bidding, don't
get overwhelmed in the biddingprocess, because if you bid on
it and you win it, the countyexpects you to pay right away.
So only bid at the max of whatyou think you can have in the
bank, because you're not goingto win every one of them that's
probably a fact there.
But if you do win 80% of them,make sure you've got that money
(33:09):
in the bank, because you'regoing to have to pay it right
away.
Dwan Bent-Twyford (33:11):
Yeah, when we used to go to the courthouse in
Broward County and bid onhouses, I think you had to have
like a $2,500 cashier's check,but you had to come back with
the rest of the money that day,like that day, and I was like so
I was always like Ooh, I don'tknow, I don't want to bid too
much of like you know you'rebidding like a $50,000 house.
(33:32):
You have to have all the money.
Like you can't go out and getit and borrow.
Like you gotta come back thatday.
That was always I still bid,but that was always scary.
Like what if I get it?
And then like I don't have anand you think you have enough,
but then you end up you've eventwo or 3000 over.
Could like kick your deal out?
Yeah, absolutely so.
Let's jump topics.
What is your favorite band ofall time?
Angela Duncan (33:53):
Favorite band, Linkin Park.
Oh, I like Linkin Park.
Yes, I actually was in the carwith my daughter when the lead
singer was announced that hepassed away and I sat there and
I cried and she looked at me.
She was too young to reallyunderstand the emotional
attachment you can get to musicand she's like you don't even
know him.
Why are you crying?
And then she had this big crushon Shawn Mendes later, a few
(34:17):
years later, and she's like mom,I get it now.
I'm emotionally attached tothis person.
Dwan Bent-Twyford (34:21):
You are.
I know it's so funny.
It's like I feel the same wayAnyone from my decade like.
When Michael Jackson died Ithink I cried for a week.
I was so dead.
I was like, but I was gonnamarry him when I was 10, like,
and you're so emotionallyattached to these people.
It's like golly, if you reallydo.
And my kids all get, even mygrandkids.
Now they're, they're little,they're two, four, eight and
(34:44):
nine.
But I'm teaching them.
Well, actually I'm teachingthem about music from the 70s,
because I can safely put onsomething from the 70s and
there's no cursing in it countrymusic would be another one for
you, and country.
Yeah.
So because this is 70s, is apre, like you didn't even say
damn in a song.
It's pre cursing music.
And then my son, he's gotrammstein.
(35:05):
I'm like the hell's wrong withyou.
These kids are little kids, youcan't listen to that stuff.
And it's like good lord.
So I'm teaching them 70s musicbut unfortunately a lot of those
people have passed on.
So they're like well, we wantto meet michael jackson.
It's like he's in heaven.
Like we love tom petty.
It's like, yeah, he's in heaventoo.
And then it's like, and I think, well, maybe I should need to
(35:27):
teach them something wherethey're not all dead, because
you know they're kids, but butthey get it too.
What's your favorite food?
Angela Duncan (35:35):
um japanese food.
I'm my I'm a quarter japanese.
My mom was born in japan.
I had the chance to go to japanin 2019 and I absolutely love
real japanese food I bet I lovejapanese food too.
Dwan Bent-Twyford (35:49):
I'm a major sushi, but I imagine the food
there is like unbelievable yeah,and and their sushi is
different.
Angela Duncan (35:54):
We get a lot of frou-frou.
You don't get cream cheese andasparagus and stuff like that in
Japan.
Dwan Bent-Twyford (35:59):
I know I do like the cream cheese.
I like all the sauce.
It's like if I went over thereI'd probably be like what are
they eating and what's yourfavorite part of the day?
What's your like from themorning to the night?
Where's your favorite part ofthe day?
Angela Duncan (36:17):
I love the morning.
I feel like I'm most refreshedand then that's like the part of
my day I can control and I havea morning routine that I'm very
strict about, so the morningtime for me is important.
Dwan Bent-Twyford (36:22):
Good, good, good, all right.
So what is your biggest goalthat you're working on right now
, and how can the Dwanterfulfamily help you reach that goal,
angela?
Angela Duncan (36:33):
Yes, so I want to launch my own tax lien fund,
and so I'm working on that withan attorney.
What does that look like?
I really wanna build out greatsystems so that we can take in
money and help people havepassive income without having to
do all the work of the tax lien, but still being able to teach
that too.
Dwan Bent-Twyford (36:52):
Well, that is a great goal.
I love that goal.
I'm going to claim that goalfor you and everyone that
listens.
Listen.
This would be a great thing tobe involved in Launching your
own tax lien fund.
I'm going to help claim thatfor you, girl.
Angela Duncan (37:06):
Oh, thank you.
I do have a free giveaway, ifyou'll allow me.
Yeah, yeah, yeah, if you go tomorewithangelacom backslash fire
, I did write a short, but I didwrite a starter to the course
ebook that you can get for free.
So morewithangelacom backslashfire and it's yours for free.
It's a great way for you tokind of get educated on what tax
(37:29):
lien investing could look likeand see if this might be
something you want to pursue.
I'm going to sign up and getone today.
Dwan Bent-Twyford (37:37):
I like to get all the free stuff?
Yeah, so that's what I wasgoing to ask you.
Do you have anything you wantto offer?
Anything you want to give out,any place you want to send
people directly, anything at allthat can help them on their
journey?
Yeah, thank you so much.
Okay, so anything else you wantto give out or talk about, or
any place you want to sendpeople, what?
Tell me your YouTube one moretime.
Angela Duncan (37:55):
YouTube is empower her money, Instagram
empower her money, and thenAngela Duncan on LinkedIn and
Facebook.
Dwan Bent-Twyford (38:02):
Nice, nice, nice.
I love it.
And the other one is more withAngelacom backslash fire, okay,
fire.
Good, I'm going to go get oneof those today.
Angela Duncan (38:17):
Yay, I love to get all the.
I like all the things.
Yes, I saw on your website too.
You got freebies, so I'mdownloading yeah, yeah, yeah.
Dwan Bent-Twyford (38:21):
Well, you know, we got to get people stuff
to get them started, because,you know, I started from a place
of no knowledge.
Well, actually, you know, goingback I mean, I've been
investing for almost 35 yearsthere was not even google, so
nobody had a website, there wasno Google.
There's like that stuff didn'texist.
So when people tell me todaylike oh, duann, it's so hard,
it's like I don't even want tohear from you.
(38:43):
I did not have GPS, I had touse map books.
Everything was done by hand, bydriving, by phone calls.
There was no looking things up,like that didn't even exist.
Angela Duncan (38:53):
When I hear someone complaining, I'm like no
, yeah, I used to print out likeGoogle maps to when I was a
real estate agent to putproperties in order.
So I knew how to get from oneproperty to the next property
without having to pull out thatbig you know map book.
So definitely understand thattoo.
But you know, a great greatthing about freebies is because
if you are interested in a topic, this allows for you to get
(39:15):
some knowledge and thendetermine whether or not you
want to get more knowledge,instead of going out and buying
like a thousand dollar course ontax liens.
This gives you an opportunityto learn a little before you
take that bigger investment.
Dwan Bent-Twyford (39:26):
Now I agree with you.
I'm all about freebies too, soI love that.
Ok.
So one more thing I have foryou, but just real quick to
everybody else that Okay.
So one more thing I have foryou, but just real quick to
everybody else.
If this is your first timelistening to the most wonderful
real estate podcast ever, if youlaughed or liked anything, or
like her music choices orJapanese food with us, or just
anything at all, I want you tosubscribe.
(39:48):
I want you to leave a five-starreview.
I also want you to go toYouTube.
Want you to leave a five-starreview.
I also want you to go toYouTube, just YouTube.
Forward slash, do Wonderful RealEstate and subscribe.
Hit the bells, all of thethings.
Follow both of us everywhere,because we're here to help you
and educate you and teach youthings that we have learned and
specialized in since we started,and there's no reason to try to
(40:10):
go out and reinvent the wheel,like all the real estate wheels
have been invented.
So work with people that youfeel like you align with and let
us help you cut your learningcurve.
People like the two of us like,literally, we can cut your
learning curve by decades, so dothat Also, I'm at Dwanterful
everywhere, like Facebook,linkedin I don't know Instagram
(40:31):
Threads, just Dwanterful.
Everything is Dwanterful.
Linkedin, I don't knowInstagram threads just
everything is wonderful.
Okay so, angela.
One last thing is I want you togive a supporting word of
wisdom, but just one single wordResearch.
Okay, research.
I think you may have been thefirst person that gave me
research, but I love it.
(40:52):
Okay so, everyone.
So my people that listen on theregular now that I tell them to
take it like a little yellowsticky and put the word research
and put it up on the bathroommirror.
And research is the word of theword of the week and the
wonderful world is research.
So just tell us what that meansto you.
Angela Duncan (41:09):
Yeah, before you decide to put your money
anywhere, you definitely need toput a great amount of time into
research.
Dwan Bent-Twyford (41:16):
Couldn't have said it better myself.
All right, everybody, thank youfor being on.
Remember we'll be back nextweek, same bat time, same bat
channel, and remember that thetruth is in the red letters.
Okay, ciao, angela, thank you,hang on before we go and goodbye
, everybody.
Have a good week, make lots ofmoney.
Hey everybody , welcome to Tthe most wonderful
real estate podcast ever.
I am so excited to have a guesttoday, miss Angela Duncan, and
we're going to find out allabout her here in just a moment.
So I am Dwan Benton Twyford,aka Dwanterful.
You can find me atDwanterfulcom If you opt in on
(00:23):
my website.
I have some free traininginformation and some free
e-books and some fun things likethat.
I went from a broke single momto a millionaire real estate
investor, so that's what we'rehere to teach you.
It's all about money and lifeand living and investing and all
the things that you need toknow.
Our motto at Dwonderful ispeople before profits, so if it
(00:45):
resonates with you, you're atthe right place.
I'm your girl, I think this isyour girl too, and we're just
going to have some fun and findout how things are.
So, ms Angela, how are youtoday?
Angela Duncan (00:55):
I'm doing amazing .
Thank you so much for having metoday.
Dwan Bent-Twyford (00:58):
And first I want to tell you you are so
beautiful.
Angela Duncan (01:01):
Oh, thank you.
For those that are maybewatching, zoom has some great
filters they do see thislipstick not real, it's zoom.
Dwan Bent-Twyford (01:10):
Once I discovered I could put on some
lipstick, I was a little bitcheeky so I was like, oh but,
but I do actually have on theactual makeup today but, I love
the zoom filter.
It's like, oh, look at thisflawless skin that I don't have
anyplace else on my body, but Istill love it.
(01:31):
So how are you today?
Angela Duncan (01:33):
I'm doing great here in Miami.
It's super hot right now, butyou know, it's partly why we
live in Florida, is we get thesunshine all year long.
Dwan Bent-Twyford (01:40):
Yeah, we do.
I love Florida.
Well, we'd like to start offand have a quick toast.
I am drinking some live enzyme.
What do you have?
Angela Duncan (01:48):
Just water for me today, good water.
Dwan Bent-Twyford (01:50):
Okay, cheers, everyone, grab your drink and I
tell everyone at the beginningof every show, everyone just
like take a deep breath and likegive yourself one of those
stretches, like shake off allthe negativity and just hang out
with us and open your mind andjust have a good time.
We're gonna laugh, we're gonnatalk and we're gonna learn.
(02:12):
So, miss angela, we just kindof like to throw people to the
wolves over here.
So what I want you to do isjust very, very briefly, just
tell us who you are, all theways to reach you on social
media, and that's about it.
We're just going to.
We just really want to knowwhat's your deal.
Then I'm going to ask you somequestions and see how you came
(02:33):
to be Angela Duncan, who's on mypodcast today.
Angela Duncan (02:36):
OK, sounds great.
Well, my name is Angela Duncan.
Empower Her Money is my brand,and you can find me on Instagram
, linkedin, Facebook and youhave a podcast as well, called
empower her money and on YouTube.
So those are all the socialmedia channels you can find me.
Dwan Bent-Twyford (02:52):
They easy enough and that was really great
.
So I like some people still goon.
I'm like okay, I just said likea minute I have, I have
questions here and I didn't haveto ask questions.
Angela Duncan (03:03):
So we have.
We have this great thing calledGoogle.
So if you really want to findsomeone, just Google their name.
We'll keep it simple.
Dwan Bent-Twyford (03:10):
That's what I always tell people.
It's like listen, it'sDwan-der-ful.
If you just type it in, there's80,000 pages about me.
You don't even have to rememberDwan Bent-on Twyfer, just
Dwan-der-ful, and I'm literallyeverywhere All right.
So, um, and about your YouTube,do you do um weekly videos
(03:31):
calls?
What do you?
How do you do on YouTube?
Angela Duncan (03:33):
Yeah, so we do a lot of short videos, but Monday
through Friday the podcast isposted, so there's hundreds of
thousands of videos on YouTube.
Lots of education about moneyvideos on YouTube.
Dwan Bent-Twyford (03:47):
Lots of education about money.
Nice Thanks, nice Okay.
So it's empower her money.
So we talk about money.
So what is something I'm new?
I'm listening, I'm thinkingabout investing or not.
I don't know what I'm doing.
What do I not know about money?
Angela Duncan (03:59):
Yeah, so one of the main things that I love to
talk about, I'm a passiveinvestor, I'm conservative, I
don't want to spend a ton oftime and I've been through many
real estate cycles.
So what I love to talk about istax lien investing and teaching
people about this avenue thatnot a lot of folks seem to know
about and I don't find a lot ofeducation on YouTube on that
(04:21):
specific topic.
But if you want to get into thereal estate space and perhaps
don't have a ton of time and youwant to be more conservative
and passive, then it's a greatopportunity for you to learn
more, to see if it's a right fitfor you.
Dwan Bent-Twyford (04:32):
And you know what I got to tell you tax lien
investing.
Hardly anyone ever does talkabout that.
I mean, I've had my podcast forfive years.
I probably haven't had fiveguests that talk about that, and
years I probably haven't hadfive guests that talk about that
, and it's a really great way,and people.
I think it's one of the thingsthat people don't know it exists
, so tell us about it.
(04:53):
So, tax lien investing so ifI'm new again, I'm a new, I
don't have very much.
I'm listening to you on YouTube.
I'm like, okay, I'm going to,I'm going to take my first step.
What would that look like forme?
Angela Duncan (05:06):
That was me about 10 years ago.
I had been in real estate for awhile, was doing the flipping,
was doing single family rentalsand honestly, just got tired of
picking up the phone call fixinga toilet on Sunday or Christmas
.
I was like there's got to be abetter way for me to invest
Maybe not as great as returns assome of the other avenues, but
to make it less of my time.
And so I'm a numbers person.
(05:28):
I picked up a book called the16% Solution.
It's still out there.
It's not my book, but that wasthe first book that I started
thinking and learning about taxlien investing and obviously,
well, I can earn 16%.
How, where, where do you signup, right?
So I read through this book andI started to just get more
(05:49):
education.
Obviously, this was a littlebit, you know, 10 years ago, not
as much information online.
So I'm very much a book person.
But what I realized is in thestate of Florida, you can earn
up to 18% interest for being apassive investor, right?
So I'm going to break it downand try and make tax liens very
(06:09):
simple to understand.
If you own a home, you have topay property taxes, whether it's
a condo, townhome, house,commercial building.
The government wants theirmoney and it's due every year,
right?
So, whether or not you have it,the government is going to want
that money from you in the formof property taxes because, well
(06:30):
, they take that money and theyhave it budgeted.
They have to pay for thingslike employee salaries, police
officers, teachers, buildingroads right, they have all of
these expenses and they count onyou, as the homeowner, to pay
your taxes on time.
And something happens in yourlife you get sick, or perhaps
someone passes away, you lose ajob and you just can't pay those
(06:52):
property taxes.
Well, those property taxes inthe form of a tax lien get
auctioned off to people who wantto invest.
So say I come in and, duann,you haven't paid your property
taxes, which I know in the past20 years is not the case but you
haven't paid your propertytaxes and the government says,
hey, I need help, come online,bid on this tax lien and I will
(07:17):
pay you an interest rate thatwe're going to agree upon
upfront.
So I come by that piece ofpaper, the government gets their
money to pay their bills and inreturn, when the property owner
finally pays their taxes back,I get a guaranteed interest rate
that the government and I havealready discussed as soon as I
bid on that property.
So you know what you're gonnaget going into interest rate and
(07:40):
it will come some point in thefuture that's the unknown factor
.
But it's a way for you not tohave to go out and do a whole
lot of research and spend a lotof time on it, because the
auction only happens once a year.
Dwan Bent-Twyford (07:53):
Yeah, it's funny, I love tax claims.
When I first started I've beeninvesting for 30 years, so a
million years ago I would godown.
I was in Broward County in FortLauderdale, and so I would go
to the courthouse and, like youknow, bid on the houses.
And then someone I met a womanthere and I would say it could
(08:13):
have been you, but she was myage at that time, so it
definitely can't be you.
And she only bought tax liensand she just had a stack and she
would go bid on these liens andI remember talking to her a few
times.
I remember buying a couple oftax liens but I never I don't
know, I guess because I was justreally into actually rehabbing
at that time.
I never really dipped my toe init and stayed in it, but I knew
(08:36):
about it.
But now one thing this womanwas doing is she was buying tax
liens on there's a lot of vacantproperty, like in Fort
Lauderdale, like west.
It was still kind of swampy andthey were building towns like
Wellington and things like that,and there was a lot of vacant
property that people boughtthinking it was going to be some
(08:56):
gold mine someday and it neverdid so.
They just let it go and she wasbuying land and keeping it for
just the price of the tax lien.
I was like, dang, that seemslike a really good thing to do,
so so I love that.
But I and I have now thatyou're saying that it's like I
should do that because I haven'tdone that for such a long time,
(09:17):
and I kind of it's one of thosethings like I've kind of for me
personally, kind of just like Ithink, because we got so busy
on our buildings, I just kind oflike put that behind us Like
you know what Tax liens are agreat way to make money and it's
guaranteed whatever theinterest rate amount is is
guaranteed.
Angela Duncan (09:34):
Yeah, and so that what you hit on is really
important.
You've got to decide if this isgoing to be a route that you
want to start investing.
What does your buy box looklike?
For example, mine, I'm lookingfor a homestead property because
my strategy is just to earnthat interest rate.
I don't necessarily want toforeclose on that property, I
don't want to own it, I don'twant to flip it, I don't want to
do that, I want to be aspassive as possible.
(09:56):
So my buy box I'm looking for ahomestead property.
I want it to be a house.
I don't like to work with HOAs,so staying away from condos and
townhomes.
And then, um, you know, I lookfor areas in which is still
growing that people want to livein.
So then hopefully, thathomeowner wants to live in that
area.
They're going to eventually payoff their property taxes.
(10:19):
That's my goal is for them topay it off and for me to get
paid my interest rate.
So it's very important for youto decide what your buy box is.
But that was a greatopportunity for that person
picking up vacant land, knowingthat this is a city that's
growing and when she goesthrough that foreclosure route
she's going to own that propertyjust for the cost of the tax
this woman.
Dwan Bent-Twyford (10:39):
I wish I could remember her name, but
have to call someone down in ortLauderdale and ask her again.
She had so many tax things.
I was like I don't understand,because, you know, I thought you
know, I was so new, like I knew, knew, knew.
Like no one trained me, Ilearned by the seat of my pants.
I barely even knew, and when Ifound out I could go to the like
, the courthouse steps, you knowas they call it, and bid on
houses, like you could just gobuy it like I don't, like I
(11:02):
couldn't even.
I was so new.
I was like I wish I would havehad someone like me, or even
half of what I know.
At that time I was literallyseated in my pants person and I
think, because I was so new I'mhearing about the courthouse
staffs which I, by the way Inever got one single house.
So, all the ways in the entireworld to buy houses, I think I
have purchased a house every wayknown to man, except I've never
(11:25):
won one at the courthouse steps, and I don't it's because I
don't pay enough.
I go to like there, I have anexact number, this is all I'm
paying, and then someoneoverbids me.
And then, of course, you hadthe problems 30 years ago with,
like, the boys club, where allthe guys go and, even though
they're not supposed to, theyall make deals who's going to
get what house?
And I was like, but now I'mlike you know what?
(11:47):
I think I need to just buy oneat the courthouse steps, even if
I overpay for it, just to say Idid it.
It's the one thing I've neverdone and I did have a couple of
tax liens.
But what I learned just andjust as my smidge of knowledge
compared to what you have ifit's a home, like you said, a
(12:10):
homestead.
So I like the fact that yousaid it's a homestead, because
if it's a house, if they haven'tpaid their taxes when the time
period's up, the bank is notgoing to let the house go for
the taxes.
The bank will at least pay themif they're taking the house
back and so for everyone, andyou're probably going to touch
on it.
But the thing about taxesthat's great is that if someone,
the houses, go to the tax saleand maybe it's two years before
(12:33):
whoever can buy them or beforethey lose the property, the bank
always steps up because they'renot going to let a $200,000
house go for $5,000 worth oftaxes, but they do let them go
to the tax sale.
Sometimes they just step inbefore it's due.
Is that correct?
Angela Duncan (12:50):
Yep, that's correct, but the tax lien is in
first position.
So even though the bank isgoing and bidding on the
property, they have alreadycalculated that they're going to
have to pay me as the investorback, which is fine.
I don't want to own theproperty, so let them go bid on
it, take the property back, payme what I'm due and then they
can deal with paying for thecost of the foreclosure, bidding
on the property, then disposingof the property.
(13:11):
That's sure they're likely tomake more money than me, but I
already know what I'm makinggoing into it and I'm fine with
that because I don't want to doall that additional work.
Dwan Bent-Twyford (13:19):
That's right and that is.
The nice thing is that with taxliens the bank it does move
into the first position.
So you have this whatever$300,000 mortgage and maybe the
tax lien is what $10,000?
It moves in front of themortgage.
So if the bank somehow wentunder the rug and they missed it
, you would own that entirehouse free and clear for the tax
(13:42):
liens, which is what I think myfriend used to do on all this
vacant land that she wassnapping up like that.
But she ended up with a lot ofswamp land.
Angela Duncan (13:50):
Yeah, and we did see a lot of that back when we
were you know.
You saw the bigger banks kindof merging and acquisition with
the smaller banks.
Some of the paperwork would getlost in the shuffle, right.
So I could do the foreclosure,own the property, and then I
have to let the lender know, butat that point I already have it
(14:10):
.
So too bad for you.
But they go after the homeowner.
At that point they don't comeafter me because I'm first
position.
Dwan Bent-Twyford (14:14):
Yep, you're in first position.
That's exactly right.
That is exactly right.
So now, when you bid on these,how are you?
Are you doing the or sendingsomeone to the courthouse and
bidding on the tax?
Liens?
Angela Duncan (14:26):
This is where the advance in technology has made
this so much simpler.
The auctions for tax liens areonline.
So when it comes to the actualbidding process, you're going to
put which tax liens you want toacquire and the max or the
minimum interest rate thatyou're going to accept for the
property.
So you and I we could bid onthe same property online.
(14:47):
If I'm willing to take 10%, butyou said that you wanted 12,
obviously the guy with me,because they're going to pay me
less.
But the whole tax lieninvesting bid is now online.
There's a lot that you need todo in front of the auction time,
but that's why the time periodis about two months from the
time they list the propertiesthat are available for tax lien
(15:09):
auction to the time that theyclose the auction.
Dwan Bent-Twyford (15:12):
Nice, and so do you buy only in Florida, or
do you buy around the country?
Angela Duncan (15:16):
I only do Florida because part of my own process
is that I want to drive by theproperty.
I want to make sure there's ahome there.
I don't want to end up withland or something because it's
possible that there was a fireand the tax owner took the
insurance payout and just leftand they no longer want the
property.
Right, it's possible.
So I'm going to drive by and atleast make sure there's a house
(15:38):
there, because if I did have togo through that foreclosure
process, at the end of the day,I need something that I can turn
around and sell quickly.
Dwan Bent-Twyford (15:46):
Yeah, I think if it was a nice piece of land
in a good area, even if it hadburned to the ground, somebody
would probably still take it.
Angela Duncan (15:53):
Yeah, but you don't know, Could it be like a
tiny sliver of land that is notbig enough to build on, or maybe
there was a rare turtle thatwas on the land and now you
can't build on it.
So I'm looking for the physicalproperty to be there.
Dwan Bent-Twyford (16:05):
So that is the stuff that people need to
know.
So if someone is listening,they go.
I didn't know somethingcouldn't sell because a rare
turtle was on it.
You obviously, I'm going toassume you teach people and you
train people how to look for all, because this is one of those
things like any kind ofinvesting, you need to know kind
of all these pieces to thispuzzle to be successful at this.
(16:26):
Because it could be that wasone of the things I remember my
friend would run into was itwould be these tiny pieces of
land in between other land andthey couldn't put a sewer or
anything.
And I was like I don'tunderstand, like what were you
buying?
And she's like, well, I thoughtI was getting this but it was
not, and so she ended up with, Ithink, a lot of things she
(16:47):
couldn't use.
But then you know you get theguy next to you that wants a
little bit more land and you'vegot it and I do remember buying.
She was kind of buying in theswampy areas.
Um, I do remember her getting alot of things that she couldn't
build on or couldn't put asewer because it was too close
to the other house or something.
So someone would definitelyneed to learn all the ins and
(17:08):
outs like that.
Angela Duncan (17:09):
Right, you need to know in that county what's
the minimum parcel size in orderto build.
But I mean if you can get itcheap enough and then you sell
it to the neighbor and they canjust combine the lots and make
their property more it which Iloved about what you said when
you went to the auctions youknew your max price and you
walked away if it went abovethat, because sometimes you get
(17:34):
in this bidding process theycall it the eBay effect where
you're bidding against otherpeople and you're just doing it
because you're competitive.
Well, that doesn't help yourbank account, right.
So you hit it on the nail whenyou said you've got to have that
price in mind and don't goabove it, because if you've done
your research properly, that'sthe number that you need to hit
in order for you to beprofitable.
(17:55):
Otherwise, walk away.
It is.
Dwan Bent-Twyford (18:00):
And you know I am my husband and I both are
that really crazy competitiveperson, and up in the mountains
in Colorado they have auctionsonline from time to time and the
last couple auctions, you, youknow we're bidding on this house
and I don't know it was up tolike 275 or something like that.
Then someone bid a thousand.
I'm like, oh so then we bid athousand and the next thing, you
(18:21):
know, it's just going up inthese thousand dollar increments
because you're getting to likethe value and I'm like I told
bill.
I said, damn, why don't we and Ialways write my number down on
a piece, like I write it on apiece of paper and I circle it.
This is it.
Because I'll be like, oh, justone more thousand.
But it's not one more thousandbecause he, they're gonna bid.
(18:42):
Then it's two more thousand.
And the last one I really wantedthat house so bad.
It's like you know what, let'sjust bid a little bit more.
So we bid up like three or fourmore times and then the other
person still kept bidding and Iwas like, oh, and I was so upset
I thought, okay, eight bids agois when I should have said no,
and I'm really good aboutsticking to my guns.
But sometimes like you, just Idon't know, you're right, you,
(19:04):
you just get like in the frenzyand you're like, come on and
you're trying to get theproperty.
And I didn't get it.
But then, interestingly enough,it came back up on the auction
block up there.
I can't remember the name ofthat, hudson and Marshall, I
think, was the name.
I think they merged withsomebody else now and I said,
bill, bill, bill, look, it's thehouse again.
I said why don't we just likecontact the people directly See
(19:27):
if we can buy it before it goesup and offer them what we were
going to pay before.
And they took it and we boughtit.
Nice.
And I was like I ended up withit anyway.
But I got caught up in thefrenzy because it had been a
minute since I'd done an auctionand it's really hard to stick
to your guns.
Yeah, absolutely, that's a goodway for me.
Angela Duncan (19:54):
It's a good way to build out your team.
If you know that about yourself, that you could be the
emotional buyer, then hiresomeone else to go do your
bidding for you, or perhaps aspart of your team.
That that's their job is to gobid.
You're doing all the backendresearch and then they go to the
auction house and they spendthe time to do the bidding
because they're not as emotionalas that.
You know that you are.
Dwan Bent-Twyford (20:05):
I am.
I get caught up in the frenzyespecially.
Do you remember the days whenthey used to have, like at a big
hotel they'd have all those bigFHA auctions and like hundreds
of investors would come inperson and bid?
I used to lose my mind.
I would look at all the houses.
My partner and I would have allwritten down the ones we want,
(20:27):
what we're going to pay, butthen you're in there and like
everyone's in the room andeveryone's got a little
auctioneer and everyone's got apaddle, and it's like it's hard.
Angela Duncan (20:35):
And I started.
You know, I can startquestioning myself like maybe I
didn't run my numbers correctly?
What do they know that I don'tknow?
Why are they going higher thanme?
And you can kind of get intothat you know downward spiral,
and then you start biddinghigher and you walk away and
maybe you get an asset that youoverpaid for and that's
obviously not the goal for thisinvestment.
Dwan Bent-Twyford (20:53):
It's not, but auctions are so much fun and
doing them online.
I like doing the ones thehouses online.
Doing them online like that.
That'd be fun too.
Angela Duncan (21:02):
Well, and it's like a, submit it and you wait
and see, but you submit it firstand then you just wait.
Dwan Bent-Twyford (21:08):
So what is like in the state of Florida?
What's the highest interestthat can be charged for tax lien
?
Angela Duncan (21:14):
Yep.
So in Florida the minimum is 5%and the highest is 18%.
Dwan Bent-Twyford (21:19):
Okay, so then five.
So basically, if a hundredpeople submit it, one person
says I'll take 18 or 12 or 10 orwhatever they open it.
Whoever is willing to pay theleast, they win.
Angela Duncan (21:38):
Yeah, whoever puts in for the least amount of
interest rate typically will bethe winner.
Dwan Bent-Twyford (21:43):
Yeah, so people would have to really,
like you said, really have apoint, like I need to stand my
ground at this number, becauseif you're making 5% and it sits
there for two years, not thatthat's a bad thing, but,
depending on the amount of money, you could have done something
else with the money.
Yeah, absolutely.
And don't all the states?
I think all the states have taxliens, don't they?
Angela Duncan (22:06):
No, some of them don't do tax liens.
They'll actually go through theforeclosure process and sell
the deed to the property.
But that will be an in-personauction when that occurs.
Dwan Bent-Twyford (22:16):
And they do them, I know, on commercial
buildings, houses, land,everything.
Angela Duncan (22:20):
Yeah, everybody owes taxes to the government, so
they're going to collect it.
Whether or not you're going topay it, someone else will come
in and pay it for you.
Dwan Bent-Twyford (22:33):
Yeah, so then when the bank or the person
steps up and goes okay, now I'mready to get back on track, they
pay it off and then you getyour money back, plus whatever
interest that you collected.
Angela Duncan (22:37):
Correct, yes.
Dwan Bent-Twyford (22:38):
So that is really a fun way.
That is like a fun passive wayto make money.
I should do that here in Iowa.
Now we're here, we're spendingso much time in this little town
.
There's so many vacantbuildings sitting around here, I
think that yeah, and Iowa Ibelieve.
Angela Duncan (22:52):
So, depending on how long the homeowner or
property owner goes withoutpaying, I think their interest
rate, if I remember correctly,is up to 24% in Iowa.
Dwan Bent-Twyford (23:01):
Well, now I'm going to have to do some
checking.
I may have to call you myselffor a little bit of coaching.
Angela Duncan (23:07):
Hey, let's do some investing together self
with a little bit of coaching.
Hey, let's do some investingtogether.
If you're around to see stuff,you know that's a great
opportunity 24% is really good.
Dwan Bent-Twyford (23:14):
You know, I always tell people I say listen.
You know, if they're followingme, it's like hey, listen, I can
teach you these things, but Ican't teach somebody everything.
I just can't.
And if you think you can teachsomebody everything, you should
not be teaching, because you'regoing to hurt more than you're
going to help.
Most people, I think and that'swhy, like, I love to have
people like you on, it's like,hey, I've done that, but it's
(23:34):
been so long.
I could explain the concept toa person, but I couldn't help
them actually do it because Iwould be learning as I was doing
.
So I really like to have peoplecome on that do things that I
don't do.
But then I get get excited, I'mlike, okay, I should do that.
But then I think, no, no, no,now I just stay within my focus
of what I'm doing, because thenI'll be all over the map.
Angela Duncan (23:55):
Right.
So I mean, that's the big thingabout real estate investing.
There's so many avenues thatyou can pick and choose from
that.
Just pick one.
Learn, become a student, find amentor partner with someone
who's been doing it for a while,and then you can go off on your
own.
But just pick one lane andstick to it, because if it's
profitable for you, then whyelse are you spending?
Dwan Bent-Twyford (24:13):
your time.
Yeah, we do, we still do.
Uh, we do two-day workshops alot.
I just did one in vegas twoweekends ago and I mean, there
was people there from every,just interested in everything in
the world, and I said, listen,it's okay to learn a little bit
about everything, but you're notgoing to want to do everything
(24:34):
because you're going to findsomething that you really like
and you go, wow, that reallylike makes me feel fulfilled.
I really like this.
Find the thing that you like,but know about the other things.
So if a deal comes across yourplate that's not in your realm,
you can say, hey, I could givethis to Angela, you can give it
over.
Or if you're wanting to buysingle family homes and someone
comes along with a multi-unit,you can say, hey, I can give
(24:56):
that to these people.
And so it's good to know alittle bit about everything.
But I always tell people don'ttry to be an expert on every
single thing, because I feellike people that try to do that
miss a lot of things, becausethey're maybe too all over the
map and the opportunitiesprobably just fly by them that
they don't even see because theydon't have enough focus on what
(25:17):
they're doing yeah, absolutelyagree with you 100 on that one
yeah, I do too.
So I mean, I love doing all ofit.
And now that I'm taught we'retalking, I'm just like, oh, but
then in reality I probably won'tdo it because I'd have to learn
so much.
And right now I'm up to likeliterally my eyeballs rehabbing
these 20 buildings here in thetown.
That's like, oh my gosh, I'm sobusy right now.
(25:38):
But, yeah, I like that.
But I like taxing back.
Then I haven't even thoughtabout that for a while.
That's a really good thing todo because it's very, it's not
risky.
You're going to get your moneyback.
You're going to get it backwith some interest.
So I think, once you learn thesteps to do it, it is a good way
(25:58):
to be completely passive.
Angela Duncan (26:00):
Yeah, well, maybe look for the properties that
are in the immediate vicinity ofwhat you're doing on remodeling
, because if there's anotherbuilding that you're not going
to be a part of your project,see if they have paid their
taxes, and maybe they haven't.
So while you're there andyou're doing that rehab for the
other projects, you go throughthat process and maybe you end
up with that property and you'rejust adding it to the overall
(26:22):
portfolio of what you're alreadyworking on now.
Dwan Bent-Twyford (26:23):
I'm a hundred percent going to do that,
though there's a couple ofbuildings around here boarded up
and they've been boarded upforever, ever, ever, like 10
years, I'm like.
Hmm, I'm thinking I may have todo a little bit of
investigation.
Angela Duncan (26:37):
Yeah, yeah.
Here we can go online and I cancheck to see how many years or
if they're delinquent on theirproperty taxes.
So it'll be something that youcan do, part of your research,
so that when the auction comesup you can already have your
list ready.
Dwan Bent-Twyford (26:51):
Fun.
Now, when you go online likethat, can everyone go?
Do you have to pay for aservice?
How does that work for people?
Angela Duncan (26:58):
Yeah, so in Florida it's free.
The online auction is free.
I can check Hillsborough TaxAssessor.
You know that's one of thecounties I look at.
I can see if their property taxhas been paid for the previous
years.
And that's also part of my buybox is.
I want to be the first year inFlorida.
It takes a couple of years forit to foreclose so you could
(27:21):
have one, two, maybe three taxlien certificates out there.
I want to be first in linebecause for me I feel more
comfortable that I'm going toget paid first.
It's possible that all threeget paid, but it's also possible
that whoever comes in and doesthe foreclosure and wins the bid
, if not enough money is on thebid, then some of the other tax
lien holders could potentiallynot get paid.
So I go back to what is my buybox and how can I be as
(27:43):
conservative as possible, aspassive as possible, and then I
only buy within my box.
Dwan Bent-Twyford (27:50):
That's good.
I really I love that.
I love that.
Now tell me I asked you thisbefore we started the money on
the wall behind you.
Tell me the concept of all thedifferent kinds of money.
Angela Duncan (27:59):
Yeah.
So for me, I like the visualaspect of currency because I
grew up in poverty and when yougrew up in poverty, you don't
have money.
No one teaches you about money.
You can have some negative,like emotional, connection to
money.
So when people start, you know,talking to me and I can feel
that scarcity mindset comingfrom them, I want to remind them
(28:19):
that it's just a piece of paper, does not care who you are man,
woman, what your upbringing was, how much money you have has
absolutely no tie to that.
It's just a tool that you'regoing to use to help reach your
financial goals.
And so when you can see it in avisual aspect, you can touch it
, feel it.
You're like, oh, just like mypen over here.
It's just a tool.
(28:39):
So let's shift that mindset sowe can focus more on obtaining
money to get to your goals,versus being scared of losing
something because you didn'thave it when you grew up.
Dwan Bent-Twyford (28:49):
Yep, no, I get that.
So I like graduated high schoolhold on in the seventies.
But back then and I was at,lived in Ohio and like a in a
like in the country and and noone like we weren't taught about
money and having money andmanaging money.
Where I was taught at my timeperiod it was like get out of
(29:11):
high school school, go work forgeneral motors, work for the car
factory, retire from the man,get married and have kids and
that will be your life.
I just remember thinking and Iactually did work at a factory
for like two weeks and I thoughtwhy would somebody want me to
do this?
This is the worst thing that'sever happened.
I'm only 18.
I'm like this is the worstthing that's ever happened to me
.
It's horrible.
Who would want me to work here,you know, until I'm?
(29:32):
Because you know, when you're18, 60 is like almost dead.
It's like who would want me towork until I die?
But I did it and I thought, wow, that's insane that people like
want that on purpose.
But I didn't know anything aboutmoney.
So when I first startedinvesting, I had to not only
learn real estate, I had tolearn money.
I had to hire bookkeepers.
I didn't know how to balance mycheckbook.
(29:54):
Like it was really shocking howmuch I did not know about money
and that's like money literallymakes the world go round.
You have to have it foreverything, and so I made sure
that my kids are likefinancially literate.
But I had to learn.
I had to read so many books.
I took classes, I took classesat my church.
I read book, book, book, book,book.
(30:14):
I hired accounts and CPAs andall the people and I was like,
just help me understand, I don'twant to do it, I just want to
understand it so you can do allthe paperwork for me.
But I just feel like theschools just don't teach a lot
of financial literacy.
Angela Duncan (30:32):
Yeah, I agree with you 100%, and even the way
that we sit in a classroom hasnever changed, right?
You sit in a row, you have aleader that's in front of you
that's telling you what to do,what to think, what to read,
what tests you're going to take,and you abide by their rules.
It doesn't allow you to beindependent.
It's really dependent on theperson in front of you which was
really conforming you to be anemployee to an employer.
(30:55):
Right, that's how we werebrought up and it hasn't changed
.
I mean my daughter's school.
She went through a privateschool and they allowed these
movable seats, which reallyhelped them to work in teams.
But if you look at thetraditional classroom in the
public school, it's stillexactly the same, but it's
teaching them still to beemployees instead of
entrepreneurs that can createjobs and experiences and wealth
(31:17):
for other people.
You know there's so manyaspects of how we're brought up
and taught that hasn't changedin the hundred years that we've
had school system.
Dwan Bent-Twyford (31:25):
It really hasn't.
It's too bad.
I've gone to some of my highschool reunions and some of the
teachers, like we were in highschool, they were just in their
20s and they were like, oh, weused to smoke pot all day, like
they were stoned.
It was the 70s, they were allstoned and teaching us.
It's like, really, that's howwe learned.
It's like no wonder.
All right, let's jump topics fora minute.
(31:46):
And I love everything you loveabout real estate.
I love what you do.
It's a really good niche forpeople.
It really is a good niche andI'm excited to have you on
talking about that.
Like I said, in the last fiveyears I probably only
interviewed gosh less than Idon't even know a tiny handful
of people that do tax liens.
So I'm glad to have thatbecause I feel like that's
(32:08):
something that people just don'tknow about.
Like you'd really have to meeta person to tell you about that,
and I mean, unless you knowlike you, you've studied and you
went to college and everythingabout finances and real estate.
You know all the things, but Idon't think most people start
like that.
Angela Duncan (32:23):
Yeah, absolutely.
And you know, if you don't wantto own individual tax liens,
there are funds that you can bean investor in that go and do
all the work for you.
Obviously, the returns aren'tas great as if you did it
yourself.
And about 80% of tax liens dogo to funds because their target
is a little bit lower thanmaybe you as an individual.
They might be willing to take8% versus.
You know you're looking for 10%, but they're not going to pick
(32:45):
up everything.
So just keep that in mind whenyou're bidding.
And I always tell people too,like, if you're bidding, don't
get overwhelmed in the biddingprocess, because if you bid on
it and you win it, the countyexpects you to pay right away.
So only bid at the max of whatyou think you can have in the
bank, because you're not goingto win every one of them that's
probably a fact there.
But if you do win 80% of them,make sure you've got that money
(33:09):
in the bank, because you'regoing to have to pay it right
away.
Dwan Bent-Twyford (33:11):
Yeah, when we used to go to the courthouse in
Broward County and bid onhouses, I think you had to have
like a $2,500 cashier's check,but you had to come back with
the rest of the money that day,like that day, and I was like so
I was always like Ooh, I don'tknow, I don't want to bid too
much of like you know you'rebidding like a $50,000 house.
(33:32):
You have to have all the money.
Like you can't go out and getit and borrow.
Like you gotta come back thatday.
That was always I still bid,but that was always scary.
Like what if I get it?
And then like I don't have anand you think you have enough,
but then you end up you've eventwo or 3000 over.
Could like kick your deal out?
Yeah, absolutely so.
Let's jump topics.
What is your favorite band ofall time?
Angela Duncan (33:53):
Favorite band, Linkin Park.
Oh, I like Linkin Park.
Yes, I actually was in the carwith my daughter when the lead
singer was announced that hepassed away and I sat there and
I cried and she looked at me.
She was too young to reallyunderstand the emotional
attachment you can get to musicand she's like you don't even
know him.
Why are you crying?
And then she had this big crushon Shawn Mendes later, a few
(34:17):
years later, and she's like mom,I get it now.
I'm emotionally attached tothis person.
Dwan Bent-Twyford (34:21):
You are.
I know it's so funny.
It's like I feel the same wayAnyone from my decade like.
When Michael Jackson died Ithink I cried for a week.
I was so dead.
I was like, but I was gonnamarry him when I was 10, like,
and you're so emotionallyattached to these people.
It's like golly, if you reallydo.
And my kids all get, even mygrandkids.
Now they're, they're little,they're two, four, eight and
(34:44):
nine.
But I'm teaching them.
Well, actually I'm teachingthem about music from the 70s,
because I can safely put onsomething from the 70s and
there's no cursing in it countrymusic would be another one for
you, and country.
Yeah.
So because this is 70s, is apre, like you didn't even say
damn in a song.
It's pre cursing music.
And then my son, he's gotrammstein.
(35:05):
I'm like the hell's wrong withyou.
These kids are little kids, youcan't listen to that stuff.
And it's like good lord.
So I'm teaching them 70s musicbut unfortunately a lot of those
people have passed on.
So they're like well, we wantto meet michael jackson.
It's like he's in heaven.
Like we love tom petty.
It's like, yeah, he's in heaventoo.
And then it's like, and I think, well, maybe I should need to
(35:27):
teach them something wherethey're not all dead, because
you know they're kids, but butthey get it too.
What's your favorite food?
Angela Duncan (35:35):
um japanese food.
I'm my I'm a quarter japanese.
My mom was born in japan.
I had the chance to go to japanin 2019 and I absolutely love
real japanese food I bet I lovejapanese food too.
Dwan Bent-Twyford (35:49):
I'm a major sushi, but I imagine the food
there is like unbelievable yeah,and and their sushi is
different.
Angela Duncan (35:54):
We get a lot of frou-frou.
You don't get cream cheese andasparagus and stuff like that in
Japan.
Dwan Bent-Twyford (35:59):
I know I do like the cream cheese.
I like all the sauce.
It's like if I went over thereI'd probably be like what are
they eating and what's yourfavorite part of the day?
What's your like from themorning to the night?
Where's your favorite part ofthe day?
Angela Duncan (36:17):
I love the morning.
I feel like I'm most refreshedand then that's like the part of
my day I can control and I havea morning routine that I'm very
strict about, so the morningtime for me is important.
Dwan Bent-Twyford (36:22):
Good, good, good, all right.
So what is your biggest goalthat you're working on right now
, and how can the Dwanterfulfamily help you reach that goal,
angela?
Angela Duncan (36:33):
Yes, so I want to launch my own tax lien fund,
and so I'm working on that withan attorney.
What does that look like?
I really wanna build out greatsystems so that we can take in
money and help people havepassive income without having to
do all the work of the tax lien, but still being able to teach
that too.
Dwan Bent-Twyford (36:52):
Well, that is a great goal.
I love that goal.
I'm going to claim that goalfor you and everyone that
listens.
Listen.
This would be a great thing tobe involved in Launching your
own tax lien fund.
I'm going to help claim thatfor you, girl.
Angela Duncan (37:06):
Oh, thank you.
I do have a free giveaway, ifyou'll allow me.
Yeah, yeah, yeah, if you go tomorewithangelacom backslash fire
, I did write a short, but I didwrite a starter to the course
ebook that you can get for free.
So morewithangelacom backslashfire and it's yours for free.
It's a great way for you tokind of get educated on what tax
(37:29):
lien investing could look likeand see if this might be
something you want to pursue.
I'm going to sign up and getone today.
Dwan Bent-Twyford (37:37):
I like to get all the free stuff?
Yeah, so that's what I wasgoing to ask you.
Do you have anything you wantto offer?
Anything you want to give out,any place you want to send
people directly, anything at allthat can help them on their
journey?
Yeah, thank you so much.
Okay, so anything else you wantto give out or talk about, or
any place you want to sendpeople, what?
Tell me your YouTube one moretime.
Angela Duncan (37:55):
YouTube is empower her money, Instagram
empower her money, and thenAngela Duncan on LinkedIn and
Facebook.
Dwan Bent-Twyford (38:02):
Nice, nice, nice.
I love it.
And the other one is more withAngelacom backslash fire, okay,
fire.
Good, I'm going to go get oneof those today.
Angela Duncan (38:17):
Yay, I love to get all the.
I like all the things.
Yes, I saw on your website too.
You got freebies, so I'mdownloading yeah, yeah, yeah.
Dwan Bent-Twyford (38:21):
Well, you know, we got to get people stuff
to get them started, because,you know, I started from a place
of no knowledge.
Well, actually, you know, goingback I mean, I've been
investing for almost 35 yearsthere was not even google, so
nobody had a website, there wasno Google.
There's like that stuff didn'texist.
So when people tell me todaylike oh, duann, it's so hard,
it's like I don't even want tohear from you.
(38:43):
I did not have GPS, I had touse map books.
Everything was done by hand, bydriving, by phone calls.
There was no looking things up,like that didn't even exist.
Angela Duncan (38:53):
When I hear someone complaining, I'm like no
, yeah, I used to print out likeGoogle maps to when I was a
real estate agent to putproperties in order.
So I knew how to get from oneproperty to the next property
without having to pull out thatbig you know map book.
So definitely understand thattoo.
But you know, a great greatthing about freebies is because
if you are interested in a topic, this allows for you to get
(39:15):
some knowledge and thendetermine whether or not you
want to get more knowledge,instead of going out and buying
like a thousand dollar course ontax liens.
This gives you an opportunityto learn a little before you
take that bigger investment.
Dwan Bent-Twyford (39:26):
Now I agree with you.
I'm all about freebies too, soI love that.
Ok.
So one more thing I have foryou, but just real quick to
everybody else that Okay.
So one more thing I have foryou, but just real quick to
everybody else.
If this is your first timelistening to the most wonderful
real estate podcast ever, if youlaughed or liked anything, or
like her music choices orJapanese food with us, or just
anything at all, I want you tosubscribe.
(39:48):
I want you to leave a five-starreview.
I also want you to go toYouTube.
Want you to leave a five-starreview.
I also want you to go toYouTube, just YouTube.
Forward slash, do Wonderful RealEstate and subscribe.
Hit the bells, all of thethings.
Follow both of us everywhere,because we're here to help you
and educate you and teach youthings that we have learned and
specialized in since we started,and there's no reason to try to
(40:10):
go out and reinvent the wheel,like all the real estate wheels
have been invented.
So work with people that youfeel like you align with and let
us help you cut your learningcurve.
People like the two of us like,literally, we can cut your
learning curve by decades, so dothat Also, I'm at Dwanterful
everywhere, like Facebook,linkedin I don't know Instagram
(40:31):
Threads, just Dwanterful.
Everything is Dwanterful.
Linkedin, I don't knowInstagram threads just
everything is wonderful.
Okay so, angela.
One last thing is I want you togive a supporting word of
wisdom, but just one single wordResearch.
Okay, research.
I think you may have been thefirst person that gave me
research, but I love it.
(40:52):
Okay so, everyone.
So my people that listen on theregular now that I tell them to
take it like a little yellowsticky and put the word research
and put it up on the bathroommirror.
And research is the word of theword of the week and the
wonderful world is research.
So just tell us what that meansto you.
Angela Duncan (41:09):
Yeah, before you decide to put your money
anywhere, you definitely need toput a great amount of time into
research.
Dwan Bent-Twyford (41:16):
Couldn't have said it better myself.
All right, everybody, thank youfor being on.
Remember we'll be back nextweek, same bat time, same bat
channel, and remember that thetruth is in the red letters.
Okay, ciao, angela, thank you,hang on before we go and goodbye
, everybody.
Have a good week, make lots ofmoney.
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