April 24

Will the Real Probate Master Please Stand Up?


Is it bragging if you’re just telling the truth? 

OK I’m not one to pat myself on the back but today I have to call it like it is. 

I’ve been successfully working the probate real estate market for over 20 years. 

And even though that is a long time believe it or not there were a few folks out there who were doing it even before me. (Just a very few)

I am going to tell you a story about a young man who got started in real estate back in December of 1994 and how he eventually stumbled upon the world of probate by door knocking on one of his foreclosure leads.

Well, if you haven’t guessed it yet that young whippersnapper was me. 

Yep, I use to door knock foreclosures every single day. 

Got yelled at, door slammed on my face, called a bunch of names, and even had a rifle pointed at me once.

That was not fun 🙁 

A big part of that was because I was such a dork and had no idea what I was doing, but there really is no way at getting better at anything until you get out there and just do it.

The more doors I knocked, the better I got and the more success I obtained. 

One day upon knocking on a notice of default aka pre-foreclosure I came across a vacant property in one of the best neighborhoods in town.

Naturally I went to the neighbor and asked about the property owner. I was informed that he had passed away and that the property was going through probate.


I had no idea what this was. Nobody had ever talked about this term before. 

I spoke to my escrow officer, title company, Real Estate mentor but nobody could point me in the right direction as to what probate was or how to do anything with it.

Well, one thing led to another and I ended up locating the brother of the deceased who also happen to be the individual in charge of this so called probate thing.

To my surprise this person wanted nothing to do with the property as he considered it to be confusing and a potential liability and which he had no idea how to go about it all.

Darn, I was stuck.

To make matters worse the property was not only in Probate but the property was now days away from being foreclosed on.

The gift that knocking on the door provided me was- not that I purchased this house because I did not.

Instead the gift I received was to learn about this completely untapped niche.

I ended up spending weeks upon weeks at the courthouse pulling records, speaking with clerks, and reverse engineering transactions from other folks who had successfully closed on probate properties.

There was absolutely no handbook or course out there that would teach you how to locate and prospect and successfully close a probate transaction.

But where there is a will, there is a way. 

And I found the way.

Heck, I feel proud to say that I created my own way.

It was from that moment on that I systematically pulled Probate Leads in my city and eventually over time I created a service where I had built up enough resources and relationships with the court systems throughout the entire country that I was running the only Probate Leads service in America.

To this day this service is still generating the obtainment of Probate Leads for investors and agents all over the Country.

I share my story with you because in the last few years the wild west of the Internet has allowed for so many opportunists to subscribe to my service just to go out there and resell it to the public.

My Probate Leads service has always been by referral or by word-of-mouth only but somehow the word always gets around.

But because today I see people selling leads that are misleading or simply plain junk I feel it is my obligation to share this service with everyone whether they are a Probate Fox student or not.

For example, during this entire pandemic we still are pulling probate files and supplying our subscribers with this data.

Word on the street says nobody else out there is doing the same.

In California alone, we have every single probate that contains Real Estate that has been filed during this stay at home order.

And I’m happy to report that our subscribers that are probate prospecting these days (because they can) are getting a much more qualified seller than ever before.

I mean think about it, every single Seller is home today.

The need and the urgency to liquidate their real estate has never been greater.

And if you are one of my subscribers, you are the only single person making contact with the executor and administrators of these probate Estates.

The result is that many of these properties are going to the closing table at deeper discounts than ever before.

Our leads are consistent and dependable and they are not cheap by any means but they are worth it.

If you want more information on Probate Leads for your market then just reply to this email and we will get some information over to you.

Committed to your success,

Ernie “The Reverse Engineer” Vargas


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