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What happens when the perfect real estate deal is buried under a mountain of complications—deceased owners, scattered heirs, unpaid taxes, and messy title issues? Most investors run the other way. But for Max DeLong, founder of Heir Solutions and Delta Property Data, these “impossible” deals are just the beginning of a thriving business.

In a recent episode of the Raising Private Money Podcast with Jay Conner, Max shared secrets to finding, funding, and profiting from complicated inheritance properties that most others overlook. Here’s a deep dive into Max’s strategies and how you can use them to transform discarded opportunities into successful real estate ventures.

The Opportunity in Messy Deals
“Most real estate investors…walk away,” Jay Conner observed when introducing Max. Why? When a property’s owner is deceased, the heirs are missing, and the title is buried in liens and legal red tape, closing the deal seems impossible. Yet, as Max explained, these are exactly the properties he targets.

In one standout case, Max described a property in Springfield, Ohio, that sat untouched for years after two owners passed away, leaving three estranged sons as heirs—none of whom had paid taxes or made any steps to transfer the property. By buying out the sons’ interests (even arranging a payout to one fresh out of jail), Max’s team managed to gain two-thirds ownership, then pursued a quiet title suit to secure the last third. Nine months later, $17,200 invested turned into a sale for $88,000—a net worth justifying the hassle and delay.

Understanding the Quiet Title Process
Max’s go-to legal tool in these situations is a quiet title lawsuit—a court process that resolves disputes and allows new ownership to proceed. While specifics vary by state, in Ohio this means legally challenging another party’s claim to a property, and if that party doesn't respond within a set period, the claim is usually extinguished. As Max cautioned, factoring in both legal costs and longer timelines is essential. For his team, only deals with potential net profits over $45,000 are worth pursuing, given the added complexity.

Raising Private Money When Banks Say No
Traditional lenders steer clear of properties with title issues, so creative funding is essential. Max explained how Private Money fills the gap, often secured through other owned properties when the problematic property can’t be used as collateral. Full transparency with private lenders is key: “We are always extremely transparent with our lenders. They know exactly what's going on, and we are paying a little more in interest in those situations, as we should be,” said Max.

He encourages building relationships and a reputation for delivering, rather than “selling the deal” to lenders. Often, the trust developed through repeat success is what secures funding—even for the messiest investments.

Timestamps:
00:00 Creative real estate investing strategies
06:22 Brother's legal trouble and town feud
08:33 Calculating Deal Profits and Timelines
10:25 Understanding quiet title actions
14:19 Finding First Private Lenders
19:48 Explaining title issues to lenders
23:39 Developing a comprehensive property monitoring system
27:38 Solving real estate challenges
28:24 Identifying and prioritizing market issues
33:34 Encouragement to share the episode
35:22 Download free real estate guide

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Jay Conner is a proven leader in real estate investing. Without using his own money or credit, Jay uses creative methods to buy and sell properties, averaging $86,000 in profit per deal.

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