Unlocking Wealth: The Secrets of Tax Lien and Deed Investing with Dale Merkord

Unlocking Wealth: The Secrets of Tax Lien and Deed Investing with Dale Merkord

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All right. Welcome back to The Daily Mastermind. George Wright III with your daily dose of inspiration, motivation, and education. We've got a really good topic today.

It’s one that I’ve been familiar with for a while, and I’ve got a special guest—Dale Merkord. How are you doing?

Pretty good. How about you?

Good, good. It’s good that we’re able to finally get together because I want to share some topics today that you are an expert at. And with The Daily Mastermind, we’re always talking about ways that people can increase their life and their lifestyle, whether it’s their mind, money, body, or business. This is going to be one of those wealth-planning type episodes.

So let me give everybody an introduction for you. If you don’t know Dale, he’s a seasoned real estate investor specializing in U.S. tax liens and tax deeds. He’s also the co-founder of Certainty Investment Group, a firm known for providing investors with 12–15% annual returns, fully secured by real estate. Dale is passionate about simplifying the complex state and county tax sale process, and today we’ll break it down.

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Understanding Tax Liens and Deeds

Dale, could you start out by just giving us a bit of your background? I know you started pursuing bank foreclosures before moving into tax liens and deeds. What brought you into this whole category of information?

Yeah, I started out being a realtor—I’ve been a realtor in three states. Soon after I became a realtor, I got involved in investing, typically bank foreclosures. That’s where I started. I remember attending one of the many county auctions, and on the side I noticed guys doing a different type of sale through the sheriff’s department.

This was many years ago, but I inquired about it and found it fascinating. Tax sales have been going on for over 200 years, and many of them are still conducted in the same way they’ve always been.

There are over a thousand jurisdictions that conduct tax sales. Some do them every month, while others only three or four times a year. Every state has different rules, and even counties within the same state can have their own regulations. Some cities and jurisdictions even run their own processes. So it can be a daunting and complicated system.

Yeah, I’ve noticed that too, especially talking with individuals over the years who are trying to expand their retirement portfolios. There are so many things people just don’t realize—like you said, you stumbled across it. For those who aren’t familiar, can you explain what tax liens and deeds are and how the process works?

Sure. Tax liens and deeds are the way states and counties operate—it’s how they fund schools, city services, and other essentials. Property taxes are like the lifeblood of local governments. Every year, everyone owes property taxes, but some people get behind. Eventually, the state says, “Enough is enough,” and they put the delinquent property up for sale at auction. That’s where investors like myself come in to buy either the tax liens or the deeds.

And a lot of people don’t understand that there are guaranteed returns happening here. Why is it that you can say there are guaranteed returns with liens and deeds?

That’s specifically referring to liens, also called tax certificates. Each state sets its own rate. Some states offer 8%, others 14–15%, and some even go up to 20%. It’s a mandated rate of return set by the state.

We do a lot of lien investing, but we also do tax deeds, where you actually buy the property and receive the deed.

Because every state runs it differently, right? And you’ve been doing this long enough to know where to go and what to do.

Exactly.

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Challenges in Tax Lien Investing

What kind of challenges do people face when they jump into this market with this type of investing?

It’s a tedious process. The state gives you very little information on the property beyond the legal description. From there, it’s up to you to find out everything—existing liens, the physical condition of the property, and even whether the property still exists as described.

Sometimes counties will provide a picture, but most don’t. Even when they do, the image could be three or four years old and pulled from Google Maps or Zillow. That’s why you have to physically look at every property. Otherwise, you might end up buying something in terrible condition that looked fine on paper.

And you’ve got a good example of this, right? Something that shows how easily people can get burned if they don’t do their homework?

Yes, many examples, but one in particular is pretty famous. A father and son team bought what they thought was a beautiful, expensive home in Florida. At the auction, they relied on the address without verifying details.

What they actually bought was a narrow strip of land between two properties—basically just enough space for a small lawn. There’s even a video of them sitting in lawn chairs on their strip of land, looking over at the house they thought they had purchased.

Wow. That really illustrates the risks. A lot of people think they can just jump into something like this, but without knowledge and experience, it can get messy quickly. Like you said, it’s a complex process. So help us understand: what makes tax lien and deed investing so different from traditional real estate strategies in terms of opportunity and risk?

They can be very lucrative, but it’s also extremely hands-on. Sometimes you can acquire property for ten to twenty cents on the dollar. But the catch is that you must do extensive research and due diligence first.

For example, at my last auction, there were about 150 properties available. I narrowed it down to about 75 possible targets after initial research. Then I physically visited over 50 of them. And after all that work, many of those properties were pulled from the sale at the last minute when the owners paid their taxes.

So the process is: you do your due diligence on dozens of properties just to end up with one or two good deals. It’s a numbers game, and you need patience.

Yeah, I’ve heard it’s very tedious. Several buddies of mine have invested in liens and deeds, and they’ve said the same thing. It takes a lot of research, a lot of time, and a lot of sifting through properties.

That’s exactly right.

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Certainty Investment Group: A Unique Approach

So now your company, Certainty Investment Group, offers investors 12–15% returns that are guaranteed and secured by real estate. Can you help us understand how you can consistently achieve those kinds of safe returns with this investing?

Like I said, tax sales can be very lucrative if they’re done properly. If you acquire a property at the right price, you can afford to pay investors 12–15% and still come out ahead. The key is careful selection and strict due diligence.

And unlike a lot of the gurus out there who sell education and courses, your company decided not to go that route. You actually do the investing and handle the process for your clients. Why did you build your business this way, and how does it set you apart from others in the industry?

We’ve always been hands-on. From the beginning, we decided not to be an education company. We don’t run courses or seminars teaching people how to do this on their own. Instead, we offer what I call a “set it and forget it” investment.

We handle everything—due diligence, property inspections, research, and acquisitions. Our investors don’t have to spend hours digging through property records or driving around counties. They can simply enjoy a good, attractive return while knowing their investment is fully secured by real estate.

That’s great. And you mentioned earlier how online photos can often be outdated or misleading. How do you make sure your team gets an accurate picture before making investment decisions for your clients?

First, we do all the preliminary research online—legal descriptions, records, liens, valuations, whatever we can access digitally. Then we create a list of potential properties and go visit them ourselves.

We take our own photos and physically inspect the condition as much as possible. Since these aren’t open houses and often aren’t even on the market, we check to see if they’re occupied, and if so, whether it’s the owner or a tenant. For vacant properties, we’ll look through windows.

We pay special attention to the big-ticket issues like roof condition, electrical systems, and overall structural health. From there, we create a preliminary estimate of necessary repairs. That boots-on-the-ground work is what gives us confidence in the properties we acquire.

That’s a huge advantage for your investors. You’ve essentially built a system where they can get the benefits of lien and deed investing without the stress and risk of doing all that legwork themselves.

Exactly. That’s our goal.

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Market Insights and Investor Profiles

So what do you see happening in the industry right now? You’ve got a good pulse on the market. Where do you do most of your investing?

We specialize in Arkansas, Mississippi, and some in Texas. Those are our key markets.

Have those markets changed much recently? In other words, people often wonder if the timing is right. Do broader market conditions affect this type of investing? What’s the state of things right now?

Tax sales happen every year, regardless of market conditions. People run into financial trouble in good times and bad, and property taxes are always due. These sales have been happening for over 200 years, and that hasn’t changed.

Sure, you may see a little more activity during bad economies, but overall it’s a steady process year after year.

That’s interesting. So it really doesn’t matter what’s going on with the broader real estate market—this continues regardless. And you mentioned earlier your “set it and forget it” model. What type of investors generally work with you? Are they more passive investors looking for returns, or are they active real estate people?

Honestly, most anyone can invest this way, but especially those with IRAs. You can self-direct your IRA into all sorts of things, including tax lien and deed investing. We work with a lot of people who redirect their retirement accounts with us.

That said, most of our investors are people who want attractive returns without the hassle. They’re busy with their businesses, their jobs, or their lives, and they don’t want to devote full-time hours to researching properties and attending auctions. They want the benefits without the headaches.

That makes sense. I know plenty of people who are intrigued by liens and deeds but don’t want to spend their weekends digging through county records. For them, this is a way to get strong returns without doing the work.

Exactly. For most people, trying to do this themselves is like taking on a second job. That’s why our model works—it’s passive, safe, and still very lucrative.

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Success Stories and Market Opportunities

Can you give me an example of some deals that went really well? Something recent that shows how liens and deeds can pay off in a big way?

Just last week is a good example. I looked at about 50 properties across three different counties. After going through the entire auction process, I picked up a few excellent deals. One of them was a 6,000-square-foot commercial building.

Believe it or not, we got it for less than $10,000. The county has it valued at over $137,000. Now, it does need a fair amount of work, but even factoring that in, it was a tremendous deal.

That’s incredible. And of course, you’ve got the team in place to handle those repairs and improvements.

Oh yeah. Like I said, at that auction alone, I evaluated over 50 properties and ended up purchasing three or four. It takes a lot of legwork, but the payoff is worth it.

Now, you mentioned earlier that you’re not out selling education like a lot of people in this space—you’re actually doing the investing. But do you provide any kind of education or guidance for people who are curious about the process?

We’re always happy to answer questions, especially from our investors, but we don’t offer “how-to” courses. There are plenty of companies out there doing that already. Our focus is on doing the work for our clients so they can benefit without having to learn the entire process themselves.

That makes sense. And I think that’s a huge distinction. A lot of people are busy with their lives and careers—they don’t want to become experts in liens and deeds. They just want to know their money is working for them safely.

Exactly. That’s where we come in.

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Common Mistakes and How to Avoid Them

What would you say are some of the most common mistakes investors make when they try to get started in this space? And how can they avoid them?

The biggest mistake is getting too excited too quickly. People attend a webinar or seminar on tax sales, and those presentations make it sound simple. They jump into an auction—many are online these days—and think they can snag a deal without much effort.

The problem is, some counties make it incredibly easy to sign up and start bidding online. But that convenience can be dangerous. Without proper due diligence, you could end up with a worthless property.

You’ve got to physically inspect properties whenever possible. Pictures can be outdated, misleading, or flat-out wrong. And if you rely solely on online data, you might end up with a serious headache instead of a good investment.

That makes sense. It’s like anything else—you can’t skip the fundamentals, especially when real money is at stake. And online tools make it seem easy, but they also make it easier to get burned.

Exactly. People underestimate how much work goes into due diligence. That’s why so many end up frustrated. It’s a full-time job if you want to do it right.

So if someone wants to invest passively with your company, what’s the biggest value you provide for them? Why should they choose to work with you?

We know what we’re doing. We’ve been doing it for years, and we buy properties the right way. Every investment is fully secured, and we provide consistent 12–15% returns.

Most importantly, our investors don’t have to worry about the risks or the workload. They can be completely passive while we handle everything—research, inspections, acquisitions, and reporting. We even provide quarterly updates so they always know how their investments are performing.

I love that. It’s safe, passive, and productive. That combination is hard to beat.

That’s the goal.

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Final Tips and Industry Secrets

If someone is interested in getting started in this arena—or maybe they’ve tried but struggled—what tips would you give them?

I’d say start by visiting our website and give us a call. We take calls all the time, and we’re happy to walk people through questions. Beyond that, just do your own due diligence. Research tax sales, tax deeds, and how the process works in general. The more you understand, the better equipped you’ll be.

Yeah, I think that’s great advice. It’s like anything else—whether it’s education or investing itself, due diligence is the key. That’s why I always tell people there’s real value in working with mentors, masterminds, or specialists who’ve already done it successfully. It cuts down the learning curve, and when you’re dealing with money, the last thing you want is a painful learning curve.

Absolutely. Life is complicated, and it’s always best to deal with a specialist. Real estate has countless ways to invest, but we believe tax sales and deeds are among the most lucrative—if done correctly.

And that’s why you specialize in it. What’s fascinating is that this has been happening for hundreds of years, and yet most people don’t even know about it.

That’s true. And here’s something most people don’t realize: hedge funds and big banks are heavily involved in tax lien investing. Institutions like Bank of America and other major players invest millions at a time in tax liens.

Of course, because it’s guaranteed returns backed by government rules and secured with real collateral. It makes perfect sense.

Exactly. It’s one of the safest and most reliable forms of investing out there, which is why so many sophisticated players are involved.

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Conclusion and Contact Information

I hope if you’re listening to this episode, you’ve learned something new. More importantly, I hope you’ll check out Dale’s work and explore this strategy for yourself. Dale, where’s the best place for people to connect with you?

The best place is our website: certaintyinvestmentgroup.com. We’ve got videos and resources there. People can also call me directly—I’m always happy to talk with interested investors.

Perfect. I’ll put your website and contact info in the show notes. And for those of you listening, if you’ve ever thought about investing or growing your wealth, tax liens and deeds are definitely something to consider. As I always say, it’s never too late to start living the life you’re meant to live.

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About George 

George Wright III is a proven, successful entrepreneur and he knows how to inspire entrepreneurs, companies, and individuals to achieve massive results. With more than 20 years of executive management experience and 25 years of direct marketing and sales experience, George is responsible for starting and building several successful multimillion-dollar companies. He started at a very young age to network and build his experience and knowledge of what it takes to become a driven and well-known entrepreneur. George built a multi-million-dollar seminar business, promoting some of the biggest stars and brands in the world. He has accelerated the success and cash flow in each of his ventures through his network of resources and results driven strategies. George is now dedicated to teaching and sharing his Prosperity Principles and strategies to every driven and passionate entrepreneur he meets. His mission is to empower entrepreneurs globally, to create massive change and LIVE their ultimate destiny.

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CEO, The Daily Mastermind | Evolution X

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About the Guest:

Dale Merkord is a seasoned real estate investor who began his career pursuing bank foreclosures before discovering the opportunities in U.S. tax lien and tax deed sales. Fascinated by the consistency and profitability of this centuries-old market, he has dedicated himself to mastering the complex, state-by-state process of tax sales. Through Certainty Investment Group, Dale offers investors a truly passive way to earn secure annual returns of 12–15%, handling all the research, due diligence, and property inspections required to make smart, low-risk investments. His mission is simple: take the guesswork out of real estate investing and provide safe, reliable returns that perform in any economy.

Website: https://certaintyinvestmentgroup.com/

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