A Trustee Sale is a public auction that is open to all bidders, where the property is usually awarded to the highest bidder who meets all of the criteria set by the trustee. A trustee is an individual or company chosen to administer the assets of the beneficiary and facilitate the foreclosure process. The Trustee Sale is a verbal auction usually conducted on the exterior steps of the local courthouse, or at the trustee's office. The successful bidder will receive title via a Trustee's Deed.

Almost every type of real estate can be auctioned during a Trustee Sale, including residential homes, commercial property, vacant land, and multi-family apartment buildings. Essentially, if a Trustee's Deed exists for real property, that real property can be auctioned via Trustee Sale.

Until the Trustee Sale process has concluded, these properties are still owned (by Trustee's Deed) by the homeowner (i.e., the person or entity that has promised to pay the note owed against the property)If a third party (i.e., you) does not bid above the opening bid price set by the trustee, the property becomes lender/bank owned. If a third party is the successful high bidder, the property becomes the property of that bidder after the winning bid has been paid in full by the end of the next business day. It is imperative that when bidding on a Trustee Sale auction, you make sure sure that the deed on which you are bidding is in "first position" and is not a second mortgage, line of credit, or home equity loan; in most cases these deeds are worthless and have no priority over any first position (or first mortgage) that may be outstanding.

The opening bid is "influenced" by many factors, including: A) the amount of the full debt owed to the beneficiary of the deed (i.e., the lender); B) the lender's desired minimum value of the property in connection with the most recent mortgage on the property; C) the most recent asking price adjusted by market conditions; D) the assessed value; or E) the most recent broker price opinion. Trustees and the beneficiaries that they represent do not use any publicly available formulas - each opening bid is uniquely determined on a case-by-case basis.

Yes, yes, yes! The only way for you to make an informed decision when it comes to bidding and buying is to not only visit, view, and inspect the property prior to the auction, but also to read and review any property information and disclosure documents pertaining to that property. Do your investigation. Make your inspections. The time involved with doing a drive-by inspection of every potential property for the chance that you will be the highest bidder can be a large investment if you are planning to tackle that chore on your own. Realty Solve LLC offers low cost initial drive-by reports on properties that may interest you. Using our drive-by reports as the first phase of your property evaluation can save you time and money. By hiring us do the leg work, you will get the information you need to make sound decisions.

*Note: information regarding occupancy may not be complete on drive-by reports due to limited or unavailable access to a property. Also, remember that all properties are sold as-is, and any pre-existing problems with the properties being auctioned become the sole responsibility of the winning bidder. Therefore, it is of the utmost importance to obtain as much information as possible about the property before bidding on any Trustee Sale auction.

If you are the winning bidder at a Trustee Sale, and you have paid for the property in full by 5:00pm the next business day, that property is legally yours once you receive the Trustee's Deed. However, the Trustee's Deed does not give you an automatic right of possession. After you receive title, you must negotiate with any occupant of the property to arrange for a voluntary inspection and surrender of the property. If the occupant does not cooperate, you must resort to an eviction lawsuit.

Yes! We highly recommend that you seek the advice of a knowledgeable (and preferably certified) contractor or home inspector.

First, you must register with Realty Solve LLC (it's free to sign up). After you have registered, one of our Account Managers will call you to get an understanding of your investment objectives and to answer any questions you may have. You will be able to "test-drive" our systems for seven days after your initial registration. During this trial period, you will be able to watch our Bidcasts, review properties, and use our property scouting and valuation tools. At any time, you can choose to become a Pro Member, which will allow you to place real-time bids on properties through our online Bidcast system. In order to become a Pro Member, you must transfer a $10,000 earnest money / bidding deposit to Realty Solve LLC. This earnest money is required by the State of Arizona for all persons bidding for a Trustee Sale property. It will be held in a secure account and can be refunded at any time prior to you becoming a winning bidder.

*Note that the $10,000 earnest money can be used to bid on any property, but it may only be used on one property at a time. So if you are hoping to win more than one bid in a day, you need to have a $10,000 deposit for each separate property.

No... However, the bidding experience can be a little daunting even to seasoned bidders. That's where Realty Solve LLC comes in. Let us do the bidding for you. Many new Trustee Sale investors underestimate the time required to attend the auctions day-after-day hoping that the property they want will not be postponed. Then, once the property they are tracking actually goes to auction, many new bidders can have their winning bid needlessly run up too high by unintentionally tipping off other bidders that they have interest in the property. Using Realty Solve LLC, you can use our online bidding technology to bid from the comfort and privacy of your personal computer. Using our bidding service enables you to focus your energies on more important activities, like doing your valuation homework and title research - leaving the time-consuming bidding tasks to us. Remember, we don't charge any acquisition fees unless you win the auction.

By and large, bidding for properties at Trustee Sale auction is very safe and straightforward. However, even though collusion is an illegal practice, in the free-for-all setting of unregulated public Trustee Sale auctions, it is very hard for a passive or new investor to compete on a level playing field. If you are not a professional bidder, or not represented by one, it can be a very costly and frustrating experience to "learn the ropes" as a novice participant. Realty Solve LLC is a reputable company founded by well-respected financial services and technology executives We believe that all qualified parties should have the right to compete fairly and ethically in a transparent forum to purchase assets at Trustee Sales. This is why we created Realty Solve LLC and why we have implemented numerous clients. With us, instead of falling victim to deceptive practices, you can take advantage of the tremendous opportunities to profit at the public auctions.

State of Arizona law requires that any party that intends to bid on a property at a Trustee Sale must provide proof of funds in the amount of a $10,000 as a bid deposit. These funds must be in the form of a certified cashier's check and, more often than not, must be made payable to the Trustee conducting the sale. Additionally, you are required to have a $10,000 check for each property that you intend on buying. Quite often, these restrictions can become complex and very costly for the average investor, especially if that investor intends to bid with several different trustees and/or on multiple properties. Realty Solve LLC can make the earnest money / deposit process much easier and far less costly. We can use a single $10,000 check provided by you to bid on multiple Trustee Sales without the need for you to have a check made out to each Trustee name. Additionally, for well-qualified repeat investors, Realty Solve LLC can advance the $10,000 bidding deposits for those who intend to bid on multiple properties during the same day.

The State of Arizona requires a cashier's check in the amount of $10,000 for each property purchased, with the balance due on all properties before 5pm the following business day. You can bid on as many properties as you would like, but when you win with the highest bid you are required to provide the $10,000 deposit at that time.

No! Once the auctioneer has announced "Sold!" you have agreed to purchase the property. There is no rescission or "cooling off period". That is it why it is important for you to conduct all of your due diligence and inspections prior to bidding on the property. Do not bid on any property that you do not want to own. If you are unable, or unwilling, to complete the sale after you have provided the Trustee your $10,000 bidding check, your check may not be returned to you, and the Trustee may decide to pursue you for the remaining balance of the difference between the winning bid and the bidding deposit.

Many homes that are in the foreclosure process have outstanding federal, state, or local taxes owed, as well as delinquent HOA dues, assessments, or fines. It is very important that all due diligence is performed to make sure that the property in which you are investing is exactly what you think it is and that you know and understand any outstanding fees/liens that are not eliminated during the Trustee Sale process. To assist you in this research, Realty Solve LLC offers three options: 1) free one-click links to the public records that give you the information needed to research the history of the deed in which you are thinking of investing; 2) for a fee per property, we can perform a title review that will examine the property being auctioned and provide you with an expert opinion of the quality of the title, the chain of title history, and any information regarding recorded liens and fines(note that the services and information provided under this option 2 are not a guarantee that the title is free from defects and/or superior liens); or 3) an official title search and title insurance guarantee performed by a title insurance company -- (there is a cost per property and requires a 36-hour lead time).

No! These are all bank-owned properties; the foreclosure process has been concluded and finalized.

You should have already arranged financing before bidding. However, we do have a list of hard money lenders that would be more than happy to work with you.

After you have created your profile with Realty Solve LLC, you will be able to review our site and services, but you will not be able to actually bid until you have spoken to your Account Manager and have completed the new account sign-up and depositing process. Please call us at (602) 773-1999 so that we can discuss this process with you in detail.

After you have created your profile with Realty Solve, you will be able to review our site and services, but you will not be able to actually bid until you have spoken to your Account Manager and have completed the new account sign-up and depositing process. Please call us at 888 529-3293 so that we can discuss this process with you in detail.

To begin bidding with Realty Solve LLC, a deposit of $10,000 must be made. This $10,000 is the earnest money the State of Arizona requires as a deposit on all Trustee Sales. Realty Solve LLC requires that this money be delivered to us via wire or ACH transfer or mailed to us in the form of a cashier's check. Once received, this money will be placed in the Realty Solve LLC deposit account and will only be withdrawn upon a successful winning bid. You may request that the money be refunded to you at anytime provided that you have not become the winning bidder on any Trustee Sale. Once you have been determined to be the winning bidder, the $10,000 bidding deposit will immediately be transferred to the Trustee conducting the sale and at that time will be completely non-refundable.

On the sign-in page, click on "I forgot my password" and fill in the answer to your security question. Your password will be automatically emailed to your user email address.

One simple call to (602) 773-1999 will connect you to our customer service, and one of our representatives would be happy to help.

The opening bid is set by the Trustee and/or the foreclosing beneficiary. Although typically published at least 24-hours prior to the actual auction time, the opening bid can change several times leading up to the start of the auction, including as late as one hour before the auction. To help our clients take advantage of these opportunities, Realty Solve LLC alerts its investors of the new bids and drop bids that may occur at the last minute.

A max bid is the highest amount an investor would be willing to bid on a property. This does not mean that the investor will spend that amount. Only if other bidders increase, or bid against the investor, will his or her bid go up any more than a hundred dollars at a time. Take the example of a home that has an opening bid of $100,000 and an Realty Solve LLC investor has set their max bid to $120,000. When the auction begins, an agent for Realty Solve LLC will begin with an opening bid of $100,001 for the property. If no other investors bid on the property, then the Realty Solve LLC client will be the winning bidder, and their $10,000 earnest money check will be given to the trustee. Then, by 5pm the following day, another cashier's check in the sum of $90,001 will be required to pay the balance. Please feel free to call us at any time to speak with an account specialist at (602) 773-1999.

Yes. You determine your bidding limits, and as long as you have enough funds, you can bid on more than one property. Make sure that you have $10,000 for each property for which you wish to bid.

You may bid on as many properties as you like as long as you have a $10,000 bidding deposit for each property. If you are not the winning bidder on a property, then your $10,000 will be held in our Bidding Deposit account until you request it to be returned to you or you become the winning bidder on a subsequent property.

Yes! You can watch and participate in the auction in real-time on your computer or cell phone and change your max bid using the Realty Solve LLC Bidcast technology.

The auction ends when the auctioneer closes the sale by publicly crying out that the property has been sold, and the winning bidder gives the auctioneer their $10,000 bidding deposit. At that point, no other bids will be accepted on the property. The exact timing of this process varies greatly between auctioneers. Some auctioneers move the auction process along extremely quickly, calling the sales at rapid pace, while others move very methodically and predictably. For this reason, it is imperative that you know your bidding numbers and strategy prior to actually bidding. Do not panic. Know your numbers, and do not go above your maximum bidding number.

There can be as many as six auctioneers from various trustees all auctioning/calling properties at the same time. This makes the bidding process extremely difficult for a solo investor trying to follow multiple potential investments that may be being sold at the same time. Realty Solve LLC has all the major trustees covered and can simultaneously Bidcast all properties going to auction. This enables the investors to watch all of the properties in which they are interested from their computer or cell phone.

At the conclusion of the bidding, after no other bids are received and the auctioneer declares a property sold, if you are the highest bidder, then you will have won the auction. You will shortly receive an email informing you of your win and for how much the winning bid was. At this point, you will have until 5pm the following business day to have the remaining balance paid, or you will forfeit your $10,000 earnest money and face possible litigation.

Once your winning bid email arrives please feel free to contact us at (602) 773-1999. You have until 5pm the following business day to have the remaining balance paid, or you may forfeit your $10,000 earnest money and face possible litigation from the Trustee.

Of course. Although we try to make the system as turn-key as possible, early on, it is very important to be able to speak with someone who can listen to your needs and tailor a system to meet those needs. Our phone number is (602) 773-1999.

You may bid on as many properties as you like as long as you have a $10,000 bidding deposit for each property. If you are not the winning bidder on a property, then your $10,000 will be held in our Bidding Deposit account until you request it to be returned to you or you become the winning bidder on a subsequent property.