Free Tax Lien Investing Course
A free tax lien and tax deed investing course, without the guru pitch.
Paid tax-sale courses run $997 to $3,000 and up. This one is free: 60 lessons, under 6 hours total, covering the same ground — foundations, tax distress, tax lien investing, tax deed investing, foreclosure investing, advanced portfolio systems, state guides, and how to spot the guru traps other courses won’t warn you about. Every lesson has a quick summary, a full searchable transcript, and one practical next step. No income promises, because nobody can honestly make you one.
Start here: a free tax lien investing course for beginners
Foundations first, then Tax Distress Fundamentals, then go deep on tax lien investing, tax deed investing, foreclosure investing, advanced portfolio systems, state guides, and topic guides.
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Search by lesson title or topic, or filter by module as new courses are added.
60 lessons
MODULE 0: FOUNDATIONS · LESSON 01FoundationWelcome: Is real estate a good investment?
Set realistic expectations before choosing a strategy.
Quick summary
Learn the four ways property can create value—and the trade-offs that come with each.
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MODULE 0: FOUNDATIONS · LESSON 02FoundationThe full map: every way to invest in real estate
See where direct ownership, funds, lending, and tax sales fit.
Quick summary
Place every major real-estate investing path on one simple map before choosing a lane.
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MODULE 0: FOUNDATIONS · LESSON 03FoundationThe active side: seven ownership paths
Understand the work behind common property-investing approaches.
Quick summary
Compare the hands-on ownership paths by work, capital, and control.
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MODULE 0: FOUNDATIONS · LESSON 04FoundationThe paper side: invest without owning a building
Learn the difference between a claim, a loan, and ownership.
Quick summary
Understand the difference between owning property and holding a claim against it.
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MODULE 0: FOUNDATIONS · LESSON 05FoundationWhich path fits your life?
Match time, capital, skills, and risk tolerance to a strategy.
Quick summary
Use your real constraints to avoid choosing a strategy that looks good only on paper.
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MODULE 0: FOUNDATIONS · LESSON 06FoundationHow much money you actually need to start
Separate purchase money from research, reserves, and avoidable pressure.
Quick summary
Set aside more than the bid: research, reserves, and closing costs protect decisions.
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MODULE 0: FOUNDATIONS · LESSON 07FoundationThe five biggest misconceptions
Replace headlines and promises with the questions that protect capital.
Quick summary
Replace common tax-sale promises with the questions that prevent expensive mistakes.
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MODULE 0: FOUNDATIONS · LESSON 08FoundationThe risk and return spectrum
Compare return claims with the uncertainty and work behind them.
Quick summary
Higher headline returns do not eliminate the research and property risk behind them.
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MODULE 0: FOUNDATIONS · LESSON 09FoundationEquity versus debt: owning versus lending
Understand what a tax lien, deed, or redeemable deed may represent.
Quick summary
Know whether a deal makes you an owner, a lender, or something in between.
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MODULE 0: FOUNDATIONS · LESSON 10FoundationRetail versus distressed: where the deals hide
Learn why a lower price never replaces property-level due diligence.
Quick summary
Distressed sales have a different information trail—not a free pass on due diligence.
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MODULE 0: FOUNDATIONS · LESSON 11FoundationFind your lane
Choose a next step before researching or bidding.
Quick summary
Choose one realistic research path before you put capital at risk.
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MODULE 1: TAX DISTRESS FUNDAMENTALS · LESSON 01FoundationWhat tax-distressed property really means
Understand the unpaid-tax process before it becomes an auction opportunity.
Quick summary
Tax distress is an unpaid property-tax obligation—not a bad house or a promise of a bargain.
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MODULE 1: TAX DISTRESS FUNDAMENTALS · LESSON 02FoundationThe 3 doors: liens vs deeds vs foreclosures
Separate lending on a tax lien from buying a deed or a foreclosure property.
Quick summary
A lien is a loan, a deed is a property path, and a foreclosure is usually driven by mortgage default.
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MODULE 1: TAX DISTRESS FUNDAMENTALS · LESSON 03FoundationWhy this is the accessible entry
See why structured tax sales can fit a smaller starting budget—without the hype.
Quick summary
Accessibility comes from defined public rules and smaller entry amounts, not from skipping research.
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MODULE 1: TAX DISTRESS FUNDAMENTALS · LESSON 04FoundationThe distressed lifecycle
Follow the process from missed taxes through redemption and possible sale.
Quick summary
Locate a deal on the lifecycle first; a tax lien, tax deed, and foreclosure are different stages or paths.
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MODULE 1: TAX DISTRESS FUNDAMENTALS · LESSON 05FoundationRealistic returns and risks across the 3 doors
Put statutory rates, redemption, bid pressure, and property risk in perspective.
Quick summary
A headline rate is a ceiling, not a promise—set a hard stop after costs and risks are considered.
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MODULE 2A: TAX LIEN INVESTING · LESSON 01NextWhat a tax lien actually is
See what you actually acquire at a lien sale before assuming it means owning property.
Quick summary
A tax lien certificate is a claim on unpaid taxes plus interest—you are not buying the house, and redemption is the normal outcome.
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MODULE 2A: TAX LIEN INVESTING · LESSON 02NextHow the money works: interest, penalty, and redemption math
See how statutory interest, penalties, and redemption periods combine to set your real return.
Quick summary
The rate on paper is a ceiling set by statute; your actual return depends on when—and whether—the owner redeems.
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MODULE 2A: TAX LIEN INVESTING · LESSON 03NextThe 50-state map: lien, deed, or hybrid
Locate which states sell liens, which sell deeds, and which run a hybrid before you plan where to invest.
Quick summary
Every state runs a different tax-sale structure—lien, deed, or hybrid—so the rules that matter to you change completely by state.
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MODULE 2A: TAX LIEN INVESTING · LESSON 04NextFinding tax lien sales: auctions, OTC, and calendars
Learn where county auction calendars, registration requirements, and OTC lists actually live.
Quick summary
Real tax-lien sales are published by the county treasurer or tax collector, not by a marketing calendar—start at the source.
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MODULE 2A: TAX LIEN INVESTING · LESSON 05NextReading an auction listing: fields and red flags
Break down the fields on a real auction listing and the details worth a second look.
Quick summary
A listing's parcel ID, assessed value, and prior-sale history tell you more than the advertised interest rate does.
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MODULE 2A: TAX LIEN INVESTING · LESSON 06NextThe auction: bid-down vs. premium, and setting your max
Understand bid-down and premium bidding formats and how to set a hard stop before you bid.
Quick summary
Bid-down lowers your interest rate and premium bidding raises your price—either way, decide your maximum before the auction starts.
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MODULE 2A: TAX LIEN INVESTING · LESSON 07NextAfter you win: sub-taxes, tracking, and redemption
Track what happens to a certificate after the auction, from paying subsequent taxes to redemption.
Quick summary
Winning a lien starts an administrative job: track subsequent-tax deadlines, redemption status, and the clock toward foreclosure eligibility.
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MODULE 2A: TAX LIEN INVESTING · LESSON 08NextWhen a lien becomes a deed: foreclosure and quiet title
See the legal path from an unredeemed lien to a foreclosure and the title work that follows.
Quick summary
An unredeemed lien can lead to foreclosure and a deed, but that path runs through statutory notice and often a quiet-title action.
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MODULE 2A: TAX LIEN INVESTING · LESSON 09NextOTC and assignments: buying without an auction
Learn how over-the-counter lists and assignments let you buy liens that didn't sell at auction.
Quick summary
Liens that don't sell at auction often go on an OTC list or get assigned directly—a slower, less competitive way in.
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MODULE 2A: TAX LIEN INVESTING · LESSON 10NextTop tax-lien mistakes
Review the recurring mistakes that turn a promising lien into a loss.
Quick summary
Overbidding, skipping due diligence, and missing subsequent-tax deadlines are the mistakes that cost lien investors the most.
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MODULE 2B: TAX DEED INVESTING · LESSON 01NextWhat a tax deed is: you can own it
Understand how a tax deed sale differs from a lien sale—you're bidding on the property itself.
Quick summary
A tax deed sale transfers ownership, or the right to pursue it, not just a claim—the risk and diligence bar is higher than a lien.
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MODULE 2B: TAX DEED INVESTING · LESSON 02NextDeed states and redeemable deeds
Separate straight-deed states from redeemable-deed states before you plan a purchase.
Quick summary
Some deed states hand over ownership immediately; redeemable-deed states still give the former owner a window to reclaim it.
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MODULE 2B: TAX DEED INVESTING · LESSON 03NextFinding and bidding tax deed sales
Locate deed auctions and understand how bidding works when the property itself is on the block.
Quick summary
Deed auctions are published by the county and often require higher deposits and faster payment than lien sales.
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MODULE 2B: TAX DEED INVESTING · LESSON 04NextClearing title after a deed: quiet title
Learn why a tax deed alone rarely gives you insurable, marketable title.
Quick summary
A tax deed usually needs a quiet-title action before a buyer, lender, or title company will treat your ownership as clean.
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MODULE 2B: TAX DEED INVESTING · LESSON 05NextDeed exit strategies: hold, flip, or rent
Compare holding, flipping, and renting a tax-deed property once title is clear.
Quick summary
Once title is resolved, a tax-deed property becomes an ordinary hold, flip, or rental decision—with acquisition cost as your edge.
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MODULE 2C: FORECLOSURE INVESTING · LESSON 01NextHow foreclosure works: judicial vs. non-judicial
See the difference between court-supervised and out-of-court foreclosure processes.
Quick summary
Judicial foreclosure runs through the courts and takes longer; non-judicial foreclosure follows a statutory notice timeline without a judge.
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MODULE 2C: FORECLOSURE INVESTING · LESSON 02NextThe 3 windows: pre-foreclosure, auction, and REO
Learn how the opportunity, timeline, and risk change before, during, and after a foreclosure sale.
Quick summary
Pre-foreclosure, auction, and REO are three different windows with different information, competition, and purchase mechanics.
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MODULE 2C: FORECLOSURE INVESTING · LESSON 03NextPre-foreclosure: buying before the auction, ethically
Understand the pre-foreclosure window and how to approach distressed owners without pressure tactics.
Quick summary
Pre-foreclosure is public record before the auction—an ethical approach means honest information, not urgency or pressure.
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MODULE 2C: FORECLOSURE INVESTING · LESSON 04NextThe foreclosure auction: courthouse or online
Learn how courthouse-step and online foreclosure auctions actually run, from deposit to deed.
Quick summary
Foreclosure auctions require proof of funds or a deposit up front, and the winning bid is usually due in cash the same day.
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MODULE 2C: FORECLOSURE INVESTING · LESSON 05NextREO and bank-owned property
Understand what changes when a property does not sell at foreclosure and becomes bank-owned.
Quick summary
REO can provide more time for diligence than an auction, but title, condition, and purchase terms still require careful review.
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MODULE 2C: FORECLOSURE INVESTING · LESSON 06NextHow tax liens and foreclosures interact
Learn why tax liens, mortgage foreclosures, and tax deeds can affect each other without assuming priority.
Quick summary
Lien priority and foreclosure outcomes depend on the governing law and facts—never assume a tax-sale purchase clears every claim.
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MODULE 4: SCALE, SYSTEMS & ADVANCED · LESSON 01AdvancedInvesting out of state
Build a remote due-diligence process before you bid on a property you cannot visit.
Quick summary
Distance is not the risk; incomplete verification is. Use county records, imagery, documents, and a trusted local contact before money moves.
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MODULE 4: SCALE, SYSTEMS & ADVANCED · LESSON 02AdvancedFunding deals: cash, partners, IRA, and private lending
Compare four practical funding paths and the trade-offs behind each.
Quick summary
Where the money comes from determines how much upside you keep. Put every partner or lending term in writing before funds move.
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MODULE 4: SCALE, SYSTEMS & ADVANCED · LESSON 03AdvancedBuild a repeatable pipeline and tools
Turn auction research, criteria, bids, and outcomes into a weekly operating system.
Quick summary
A calendar, a written checklist, a tracking system, and a weekly review turn one-off deals into a disciplined pipeline.
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MODULE 4: SCALE, SYSTEMS & ADVANCED · LESSON 04AdvancedPortfolio strategy across liens, deeds, and foreclosures
Use the three tax-distress paths as a portfolio rather than isolated decisions.
Quick summary
Diversify across deal types and geographies so one jurisdiction, market, or process does not control the whole portfolio.
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MODULE 4: SCALE, SYSTEMS & ADVANCED · LESSON 05AdvancedAdvanced edge cases: bankruptcy, quiet title, and environmental risk
Recognize the situations that call for a professional review before you proceed.
Quick summary
An active bankruptcy, unclear title, or potential contamination is a signal to slow down, budget correctly, and seek qualified help—not to guess.
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MODULE 4: SCALE, SYSTEMS & ADVANCED · LESSON 06AdvancedAutomation and tracking with TaxLienSimple
Use reminders and tracking to manage more than a handful of deals without replacing judgment.
Quick summary
Automate the calendar, watchlists, and deadline tracking—not the research decision—so your attention stays on the parcel.
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MODULE 5: BUSINESS, LEGAL, TAX & TRUST · LESSON 01AdvancedDo you need an LLC?
Understand what an LLC may and may not do before choosing how to hold a tax-sale investment.
Quick summary
An LLC can offer separation and cleaner books, but its cost and fit depend on your risk and volume. Decide with a qualified professional, not a universal rule.
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MODULE 5: BUSINESS, LEGAL, TAX & TRUST · LESSON 02AdvancedTaxes on your gains
Learn the common income categories and records to discuss with a qualified tax professional.
Quick summary
Redemption interest, property-sale gains, and deal costs can be treated differently. Track every amount so a qualified tax professional can advise from facts.
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MODULE 5: BUSINESS, LEGAL, TAX & TRUST · LESSON 03AdvancedRecordkeeping and bookkeeping
Set up a simple, repeatable record for every purchase, payment, redemption, sale, and cost.
Quick summary
Track purchase amount, later taxes, proceeds, costs, and a note on the day they happen. Good records protect your tax reporting and your position.
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MODULE 5: BUSINESS, LEGAL, TAX & TRUST · LESSON 04AdvancedScams and guru traps to avoid
Recognize guarantees, urgency, vague proof, and hidden paywalls before they cost you money.
Quick summary
Public auctions run on public rules. A guaranteed return, pressure, or proof you cannot verify is enough reason to walk away.
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MODULE 5: BUSINESS, LEGAL, TAX & TRUST · LESSON 05AdvancedStaying disciplined and scaling responsibly
Close the Academy with the habits that support careful long-term investing.
Quick summary
Repeat due diligence, honest math, good records, patience, and capital reserves. Consistency matters more than chasing a single headline deal.
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STATE GUIDES: WAVE 1 · LESSON 10NextAlabama tax sale guide
Understand Alabama's county-by-county lien and deed structure.
Quick summary
Alabama can operate as a lien or deed market depending on the county. Confirm the county's current sale format before you register.
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STATE GUIDES: WAVE 1 · LESSON 05NextArizona tax sale guide
Learn Arizona's lien sale, bid-down rate, and redemption timeline.
Quick summary
Arizona tax liens are bid down from the statutory ceiling. A winning rate still needs property-level due diligence.
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STATE GUIDES: WAVE 1 · LESSON 04NextCalifornia tax sale guide
See why California is a tax deed state, not a tax lien market.
Quick summary
California generally sells tax-defaulted property after a statutory waiting period; it does not sell tax lien certificates.
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STATE GUIDES: WAVE 1 · LESSON 01NextFlorida tax sale guide
Separate Florida's certificate sale from its later tax deed sale.
Quick summary
A Florida tax certificate is not ownership. A separate tax deed process may begin only after the applicable redemption period.
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STATE GUIDES: WAVE 1 · LESSON 06NextGeorgia tax sale guide
Understand Georgia's redeemable-deed process and redemption premium.
Quick summary
Georgia buyers receive a redeemable deed, not clear title. The former owner keeps redemption rights until the process is completed.
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STATE GUIDES: WAVE 1 · LESSON 03NextIllinois tax sale guide
Distinguish Illinois annual sales from Cook County scavenger sales.
Quick summary
Illinois tax sales have different products and timelines. Do not treat a scavenger sale as a standard certificate purchase.
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STATE GUIDES: WAVE 1 · LESSON 08NextKentucky tax sale guide
Learn Kentucky's certificate process and fixed statutory rate.
Quick summary
Kentucky uses county-level certificate procedures. Registration, deposits, and purchase rules must be verified locally.
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STATE GUIDES: WAVE 1 · LESSON 09NextMissouri tax sale guide
See why Missouri's county-level format changes the deal.
Quick summary
Missouri sale rules and redemption timing can vary by offering and county. The overbid may not earn interest.
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STATE GUIDES: WAVE 1 · LESSON 07NextNew York tax sale guide
Understand why New York tax-sale rules vary by locality.
Quick summary
New York is not one uniform investor market. Confirm the county or city program, current status, and investor eligibility.
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STATE GUIDES: WAVE 1 · LESSON 02NextTexas tax sale guide
Understand Texas redeemable deeds and the redemption premium.
Quick summary
Texas is a redeemable-deed system. The premium and redemption period depend on property type and current official rules.
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TOPIC GUIDES · LESSON 01AdvancedTitle insurance: the deed exit blocker
Understand why a valid tax deed may still be hard to insure or finance.
Quick summary
A tax deed can establish ownership without creating insurable title. Budget time, title work, and qualified local advice before you bid.
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TOPIC GUIDES · LESSON 02AdvancedEthics and surplus funds
Understand the homeowner-protection questions surrounding tax sales.
Quick summary
Responsible investing means understanding surplus funds, notice requirements, current law, and the human impact behind every auction record.
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1. Choose a state
See the actual structure, rate, redemption timing, and official sources.
Browse state guides →2. Verify an auction
Find timing, registration information, and the authority running the sale.
Find auctions →3. Set a hard stop
Use conservative assumptions to decide what you will not bid above.
Open the calculator →