Frequently Asked Questions - Probate Investment

The Premier Source for Pre-Owned Residential Properties

  • Only provider of every county in the US
  • Over 15 years probate experience
  • Skip tracing performed for executors and addresses
  • Attorneys’ info provided
  • Most trusted name in probates
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What Do We Offer?

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  1. 1: What does USPL stand for:

    US Probate Leads

  2. 2: What does USPL provide?

    We provide probate data that we retrieve from county courthouses for Real Estate Investors interested in finding disadvantaged properties that can be purchased and resold for a profit. We also provide leads for Realtors interested in finding new listing opportunities.

  3. 3: What is the USPL business model?

    a. We offer probate leads for virtually every county in the US. We provide the data one time each month for the preceding 30 day period. We have data researchers in the field that retrieve data and couple their efforts with our proprietary Data Enhancement processes.

    b. Leads are attractively priced and there is a package for everyone.

  4. 4: What products/services are offered by USPL?

    USPL offers seven distinct products:

    i. $180 Test Drive – One time purchase
    ii. $175 for 25 Leads/mo
    iii. $220 for 50 Leads/mo
    iv. $320 for 100 Leads/mo
    v. Individual County Pricing for All Leads
    vi. Pricing for Historical Leads

Why should I want to Invest in Probate Properties?

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  1. 1: What do Probate Properties offer over other properties?

    Probate properties are those properties that were owned by an individual that has passed away. Generally properties owned in this manner are well cared for properties and require minimal refurbishing. This simplifies the amount of effort required by a Real Estate investor.

  2. 2: What can I expect to earn from the sale of a probate property?

    We have investors that have made in excess of $50K on a single transaction. Profit potential is a function of what part of the country you live in. In the Dallas area – folks flipping properties generally see ~$15k per flip; in the NorthEast that amount will increase to ~$50k per transaction.

    There are several ways you might make money on a probate sale:

    Wholesale a Property: $5-15K per deal
    Buy at 40-50% Discount / Sell at 35% -> Net 5-15%
    Buy and Sell a Property: $25-50K per deal
    Buy at 40-50% Discount / Rehab at 5% / Sell at 20% -> Net 15-25%
    Minimal rehab required. Most probate properties have been well maintained.
    Rent / Sell a Property: $60-80K per deal
    Buy at 40-50% Discount / Own for 3 Years / see 2-3% appreciation / Sell at FULL MARKET VALUE!!!

  3. 3: What makes a probate property desirable?

    Oft times, properties in probate must be sold for financial or other reasons (mortgage payments must continue to be made, taxes and miscellaneous expenses must be paid, etc) and the seller is generally looking to quickly turn the property. You will, most often, find yourself dealing with a motivated seller that doe not live in the property.

    Executors often feel that they are in a "pressure cooker" like situation and have to "make something happen". Factors contributing to this include:

    a. Pay Debts. Money owed on the estate is due and must be found!
    b. Cash Outs. In many cases this is "found money" to the heirs of the estate and they simply want to "cash out"
    c. Proximity to the Estate. Executor may live "out of state/county" and managing the sale of this property may be difficult and time consuming.
    d. Emotional Stress. Executor may have been very close to the individual that passed and this is simply a very difficult time and the overwhelming impulse is to simply "move on"
    e. Personal Monies. The Executor may be having to pay out of pocket for all expenses related to this effort. While he may be reimbursed later – this could place the Executor in a difficult situation.
    f. Heir Infighting. Anytime there is "money on the table" people that have a stake in that money will become very territorial. Fighting between heirs is more common than not and oft times they simply want to sell the properties and get over with it.

  4. 4: Key Descriminators?

    a - i. Our research shows that within 4-6 mos ~65-75 % of the residential real estate in these estates will be sold. This is an "unheard of percentage" of opportunities.

    a - ii. This means that the Investor will not have to spend anywhere near as much money on mailings as he does today with other cheaper lead sources. This is a "hidden cost" that most folks do not think about.

    b. By initiating a "Drip Marketing, campaign-like" program an investor should see returns from 8-10% of these folks over the course of a one year period (assumes 4-5 mailings to the same list during that time).

  5. 5: What is Probate?

    Probate is the legal process by which title to properties owned by an individual while alive are transferred to the heirs.

  6. 6: Will I make money from these leads?

    There are hidden gems in these probates. If you work the leads you will find great opportunities to buy and sell distressed properties in your area.

  7. 7: Why don't more people work this market?

    This is a fairly misunderstood market. Most people assume that once an Estate is probated, the property is tied up in court. In fact, the executor of the Estate does, most often, have the authority to sell the property.

    There is oft times a negative connotation to probates. People feel that they may be taking advantage of someone with a probate property, when in fact, in many cases, the executor is simply overwhelmed and would like to talk with someone that can help him. You can be that person! This can be a win-win situation for everyone involved.

  8. 8: Is this data available to the general public?

    This is Public Record information and if you are willing to spend the time and energy necessary to retrieve the data any one can get this data. The amount of effort required to retrieve this data does not generally result in a good investment of your time. You would be much better off spending this time contacting Executors and closing deals.

    There are any number of roadblocks put up by the county to make this collection effort difficult:

    a. Counties may require the names of the deceased before releasing the information
    b. Clerks may be surly and uncooperative. Recent budget cuts have only exacerbated this situation. These folks are often overworked and underappreciated.
    c. There may be restrictions on the number of probates that the court will release in a given day. Many courts limit probate views to 3 records/day.
    d. Many courts limit the amount of time they will let you do your research and you will have to give your space up to someone else.
    e. Some courts charge fees for viewing this data.
    f. There may not be any good viewing areas. Oft times the courts make you sit at the counter and view the data. Areas where Court records are filed can be notoriously dusty and damp and you may find the retrieval experience simply not worth the effort.
    g. The courts may not have sufficient heating or cooling in the viewing areas.
    h. Lawyers and paralegals often have preferential viewing and if one of them comes in you have to go back in line.
    i. Some courts simply will not make the data available, even though it is public record information.

Why should I use your Probate Leads?

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  1. 1: Why should I consider Probate Leads for US Probate Leads?

    We are the only company providing Probate data for every county in the US.

  2. 2: How long have you been in business?

    We have been providing Probate Leads for the past 12 years. We started in the Dallas/Ft Worth area and now provide data throughout the US. We are now offering leads in every state.

  3. 3: Why isn't this service being offered by other companies?

    There is a finite amount of probate data available in each county and it can be difficult to retrieve. Until we came along no one had managed to put together a business model that could support this retrieval effort.

  4. 4: How can you provide data when no one else can?

    We have relationships with Banks and Credit Card companies that utilize our service. These contracts have allowed us to establish a network of Data Researchers throughout the US. This network coupled with our proprietary data mining tools and processes allow us to access probate data at a cost which allows us to provide reasonably priced information to you.

  5. 5: Where does the data come from?

    Our network of Data Researchers located throughout the US provide the first wave of data access. We couple that with proprietary tools and processes which allow us to enhance the data you need.

  6. 6: Is your data timely?

    We retrieve the data every 30 days and then provide it to you. The data is as current at that time as the data is if you were to go to the court house and retrieve it yourself.

  7. 7: Do you provide all of the probate records?

    We provide Estate-related probates. Most probate courts also handle Guardianships, Conservatorships, cases pertaining to Minors, etc. There can be a great deal of excess information in these records – information that does not benefit you as a Probate Investor. We cull those records out and provide you records that have the potential for having real estate as part of the estate.

  8. 8: Will I get all of the data found at the Courthouse?

    In some cases a probate case file may be "checked out" to the courts. In this event, we will retrieve the missing data on our next visit.

  9. 9: Do you identify property with each lead?

    We typically find that about 70-75% of the probate actions filed have real estate associated with them. The only good way to retrieve properties owned by a Decedent is to go to the local Appraisal Districts and run the name of the Decedent and find properties owned. This is a tedious process and can take quite a bit of effort. The actual process is quite labor intensive, in that, each and every property pulled must be "eyeballed" to ensure it is a valid property. A more cost effective approach is to mail to all PRs and let them tell you if they have property.

Administratively, what is the process?

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  1. 1: Is there a contract?

    We do not require a contract. We do ask that you subscribe to our service via Credit Card (or via PayPal) and your fee will then be deducted from your credit card each month on the same day.

  2. 2: If I'm not satisfied - Can I Quit?

    Absolutely, you are under no obligation to continue your subscription. We do ask that you notify at least 10 days of the next billing period so that we do not incur the additional costs associated with providing data without an identifiable customer.

  3. 4: How do I get started?

    Visit our Website at Click on your state, then your county, find the product that most interests you and click on the shopping cart to purchase your subscription.

  4. 5: Do you take Credit Cards?

    Our shopping cart does support Credit Crad (and Pay Pal) purchases.

    We can also accept Credit Cards over the phone and will set up monthly subscriptions using any card you have.

    Yes, we do accept American Express!

  5. 6: How often am I billed?

    You will be billed one time each month.

  6. 7: When am I billed?

    Credit card payments are processed on the same day each month (the day that you make the purchase).

  7. 8: Can I pay by check??

    Generally, we do not accept checks for recurring payments. You can pay by check for special pricing packages.

  8. 9: Do you offer Volume pricing, if I choose multiple counties?

    We offer volume pricing for purchase involving more than one county. Ask us to submit a bid for your counties.

What Do I get with my purchase?

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  1. 1: When will I receive my first leads?

    We have folks working around the country pulling leads each and every day. We will need to schedule your pulls, and assuming that yuour data is currently availabl;e you will receive your initial data within 3 business days of your purchase (oft times on the same day); but we can assure you that you will see your first set of leads NLT 10 business days of your order. Then once a month on or about the same day each month you will receive your leads.

  2. 2: Can I buy leads by Zip Code?

    We provide probate leads (without the associated properties) – so the Zip Code question is not applicable. That question would only apply if we were providing Decedent property information, then we would have the zip Codes. Nationwide, we typically find that between 70-75% of the probate actions filed have real estate associated with them. Since we provide probate leads the question of zip codes does not apply.

  3. 3: How are leads Sold, if multiple people buy leads from you?

    We have found that this is rarely an issue. Our typical sales in a given county is in the 3-5 range and less in smaller counties.

  4. 4: Do you provide telephone numbers?

    Telephone numbers are generally not provided in probate case records for the executor of the estate. However, we do enhance our data and do provide phone numbers from 3rd party services.

    Attorney telephone numbers are available in many cases. We would be happy to provide you quote for just Attorney Leads.

  5. 5: How do I know if a county is available?

    Visit our web site at If your county is not available it will not be displayed. This is due to a variety of reasons, but it generally manes that the County has tossed up so many roadblocks that it is not cost effective to get this data. Feel free to drop us an email at with any specific county questions.

  6. 6: What data do you provide?

    You can see a sample of the data we provide by visiting our web site, and clicking on the Yellow Sample button at the bottom of the page where we show the data format provided.

  7. 7: Do you provide mailing services?

    We are finalizing a relationship allowing us to provide a complete mailing service. We can handle all of your mailing needs from a one time mailing to a campaign style mailing program featuring letters or postcards. We will offer a wide variety of mailers and we are the experts in this field. Please ask for quote (

  8. 8: Should I try to identify properties in the estate?

    We have found that folks can be just as successful when mailing to all executors each month and not worrying about trying to determine if that estate has property. For example a one month mailing to 100 Estates would cost ~$40 – if 30% of the folks did not have property – you spent $12 that you shouldn’t have. No loss!

Miscellaneous Probate-related Questions?

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  1. 1: What/Who is the PR?

    The PR is the Personal representative. This individual is the person that has applied to be the Executor of the estate. The term Personal Representative is now used in most states as opposed to Executor, Executrix, Administrator, Administratrix, etc

  2. 2: Should I contact the Attorney?

    Sometimes the attorney is being kept from being paid because the only thing left to close the probate is the sale of real estate. In these cases he attorney may be your very best friend. Other times you may find that the Attorney is quick to advise that only "full" value be solicited for estate properties. This is case dependent and is generally a "toss up".

  3. 3: What is the difference between an Independently administered estate and a Dependent administered estate?

    An estate that is Independently administered is handled entirely by the Executor. The Executor does not need to seek permission to sell properties in the estate. Any property sales in an estate that is dependently administered must be approved by the state, which means additional paperwork.

Probate Video

Why Should you want Probate Leads?

Why Should you buy Our Probate Leads?

Interview 1 - US Probate Leads with Leon McKenzie

Interview 2 - Probate Lead Investing

Interview 3 - Why Probate Leads Don’t Expire