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Welcome to Real Property Defense Research!

We are real people, like you; and we’ve been through foreclosure – like what it appears that you are going through – and we have shaped more positive outcomes.

A quick note about our outreach

We make one call (and if possible leave one text message) for phone numbers that we believe are associated with the foreclosed property.

Unfortunately, we sometimes call (text) outdated phone numbers. If you are the recipient of such call (or if you are uninterested), please accept our apology and please know that we only make the one outreach call/text to you. We appreciate your understanding.

For foreclosed homeowners and their tenants who find the information here helpful; unfortunately, we will not be making a second call to you. Please do call us back at your earliest convenience. We are easy to talk to; we care; and we want to share information that we believe can be helpful.

About us…

Our research team-members each have direct personal experience with navigating our own post-foreclosure situations. Each of us could have abandoned our homes or accepted breadcrumbs-for-keys from the winning bidder banks or investors; however, we decided to take the road less-traveled; and, by doing so, we have each shaped a more positive outcome for ourselves. Each of us is passionate about advancing our core research focused and achieving optimal outcomes for post-foreclosure people.

If your home recently went to auction, we invite you to browse these pages, listen to audio testimonials, consider the 2018-present results (allow time to load), and take some comfort in knowing that good people who have been through what you are going through want to share our research so that you can shape an optimal outcome for yourself as well.  

We run expiments that focus on:

1. Slowing down the post-foreclosure eviction process; and/or,
2. Challenging the foreclosure sale (for those with passion and the resources to do so); and/or,
3. Claiming surplus sale proceeds for those who may be entitled to them.

And the good news is that those who leverage our research and participate in our experiments; whether their properties are valued $200,000, $2,000,000, or $20,000,000; are generally able to stay in their homes 1-2 years after the auction when they take the right actions (i.e. actions that are different than what the mainstream guides us to take.

How does the mainstream guide us?

The mainstream offers much guidance that we view as counterproductive to optimal outcomes.

• The mainstream guides us to “just move out and move on”; however, those who do so miss out on valuable time in their homes and/or move-out assistance. Keep in mind, the sooner we move out, the sooner we have to pay fair market rent elsewhere.
• The mainstream guides us to use free legal aid or self help resources available at most courthouses; however, those who follow such aid/help almost always collapse their timelines by many months which results in a need to move out sooner.
• The mainstream guides us to licensed attorney out-of-the-gate. Most eviction defense attorneys are familiar with landlord-tenant evictions but not post-foreclosure evictions; and, sadly, most attorneys treat us like numbers rather than people.

Those who leverage our research stay in their homes, and most only use an attorney for important hearings – usually less than four appearances per year.

What results can those who leverage our research expect?

• More time in their homes – generally 1-2 years or longer after the foreclosure auction; and/or,
• More move-out assistance from the bank or the investor; and/or,
• Reduced stress and much-needed relief from the trauma of foreclosure and worries about what happens next; and,
• Peace of mind that comes from moving forward into well-researched/well-charted territory rather than unknown/uncharted territory; and,
• Satisfaction of being able to shape a more positive (humane) outcome rather than continue to get pushed around by the greedy banks and their investor buddies; and,
• Relief and ability to regroup and rebuild.

What else is important to know?

• The sheriff doesn’t show up unless we first lose an eviction lawsuit which involves a process
  • Tip – We can generally agree to a settlement months and even years after the auction – even on the day of an eviction trial – which would prevent the sheriff from ever getting involved.
• Title generally transfers to the winning bidder 15 days after the auction.
  • Tip – if a certain notice is sent to the foreclosing trustee within 15 days of the auction, issuance of the trustee’s deed is held until 45 days after the auction.
• Within days of issuance, the trustee’s (transfer) deed will be recorded at the county recorder.
• The winning bidder or its agent will want to assess the situation. They may knock on the door or leave a note and/or business card and invite a conversation. Their goal will always be to get you out as quickly and cheaply as possible (for them).
  • Less is More. The safest thing is to simply not answer the door to strangers.
    • We know of no law that states that we have to open the door to strangers.
    • We know of no law that states that we must let a stranger into our home – even if that stranger says he’s the new owner.
  • If we do answer the door, a safe general response to any question (even “are you John/Jane Doe?”) is simply “I will listen to what you have to say but you may not come in and I will not answer questions.”
  • We woud not make any statements suggesting inhabitability issues (otherwise, we might invite a “just cause” eviction which would be bad).
• After the trustee’s deed is recorded, the winning bidder can serve a Three/Ninety-Day Notice to Quit.
• When we don’t leave in the three days (ninety days for some tenants), the winning bidder can file and become the plaintiff in an Unlawful Detainer (eviction) lawsuit.
• Once filed, the eviction lawsuit can then be served on us (we are the defendants).
  • Tip: We know of no law that requires us to answer the door to strangers (even process servers).
• If we don’t respond to the lawsuit we can be defaulted.
• If we jump directly to an answer (which is what Legal Aid will guide us to do), we collapse the timeline and get to a trial or summary judgment hearing within weeks.
• If we are defaulted or if a trial or summary judgment is won by the plaintiff, a Writ of Possession is generally issued and then delivered to the sheriff.
• The sheriff can then schedule to serve a Notice to Vacate which generally sets a lock-out date 5 – 10 days after service.
• When all of the wrong actions are taken, this process can complete in about a month.
• When we exercise all of our rights, this process can take many months and sometimes years.

What you can do right now

• Take a deep breath and know that you do have some time to gather information and make the right decision for yourself.
  • Note: the first window to slow the process down expires about 10 days after the auction.
• Listen to one or more of the audio testimonials of people who have leveraged our post-auction research here.
• Browse through our 2018 through present outcomes which are listed here (be patient for loading) so you can see what is possible (both good and not-so-good – we don’t sugar-coat reality).
• Call or text us and ask questions. We will provide honest answers.
• Ask us for references. We are happy to provide them to those who are seriously interested.

Fun Facts

• One of our members was able to buy his house back from the bank after the auction and shaved off 35% of his debt in the process (this is very rare).
• One of our members received close to $200k in surplus funds proceeds without having to pay 30% to an attorney to help collect it for her.
• As of April 2024 we have one 90-year-old lady who has survived four eviction lawsuits by leveraging our research – and she is still in her home. over 5 years after the auction.
• We find that a hybrid do-it-yourself approach with limited scope attorney (i.e. attorney help for important court hearings) is both stronger and easier on the pocketbook than relying on an attorney from the start.
• Treat your tenants well! In post-foreclosure evictions, tenants can be extremely helpful!
• If you would rather not defend an eviction lawsuit, consider handing the keys to your tenant! Why? Because you would be doing a big favor to your tenant and you would not be rewarding the predators. Please talk to us about this option!