What’s a good title Company in Austin TX

Would you entertain if deceased died intestate in 2006, probate started 2024, Application For Letters Identifies 2 heirs, open status with no activity since then, 25k back taxes under suit 2021-2025, CAD apprised value 172k. If so, I’d need help with the next steps please.

Hi all! What's everyones experience in more competitive markets? I'm in northern VA and debating if it's worth starting here or just aiming for cheaper/easier markets to start.

After running this formula: Tax Assessment x .65 or .70 - Taxes Owed = Spread that should equal 100k+ It's considered a deal. Does the spread have to be 100k+ to make a deal or can the amount be less? For example: $129,000 x .65 = 83,850 - 10,000 = 73850 = NO DEAL $186000 x .65 = 120,000 - 16000 = 104900 = DEAL $161000 x .65 = 104,650 - 10,000 = 94000 = ?? Not sure Also Is there a rule of thumb when making an offer to the heirs? like 10% of the Tax Assessment amount is the max to offer the heirs? I'm finding alot of properties that have judgements some of them have spreads big enough to cover the judgements/liens but most of them don't. Should we avoid working with properties that have judgements? Would it make the process slower dealing with judgements? Thanks in Advance

P.E.T.I.T.O Property: Single Family in Florida Equity: Ranges from 500-600k (Sniff test amount) Title: In name of deceased owner who passed away for more than 2 years to-date. Interested Parties: 4 heirs. Main heir is willing to rally all other siblings if there are no upfront costs on their end. Threats: Date: 4/12/2002 Lender: WA MUTUAL Loan Amt: $30,000 Loan Type: fixed‑rate, closed‑end, future‑advance mortgage loan Date: 7/15/2004 Lender: WA MUTUAL Loan Amt: $50,000 Loan Type: Stand-alone mortgage Date: 5/23/2008 Lender: JAMES B. NUTTER & CO Loan Amt: $510,000 Loan Type: Reverse Mortgage ReFi Searched for mortgages and deed of trust in the county recorder and clerk of court, but only found the 1st loan in the records. Decedent passed away 2 years ago and the property is only behind on 2025 year taxes, and I cannot find any judgment or lis pendens action from the R.M Lender nor any assignment of mortgage. I looked further into the Reverse Mortgage lender's name 'James B. Nutter & CO' and found this DOJ article: https://www.justice.gov/usao-dc/pr/james-b-nutter-company-pay-24m-allegedly-causing-false-claims-federal-mortgage-insurance If you've read the article, it's to my knowledge, when banks are falling apart or going out of business they'll usually sell the note by assigning it over to another loan servicer, but I haven't been able to find anything like that in the county recorder's and clerk of courts. The previous lender settled for $2.4m and they have completely STOPPED originating loans since 2022. With these pattern of facts would this be a RESOUNDING "O"PPORTUNITY??? lol Is there a possibility that the lender has forgotten about this loan during the whole debacle? Even though reverse mortgages are U.S backed loans could there be an opportunity to quiet the title? Thank you for your inputs!