We solve your heirship and property tax issues.
Even when it feels hopeless, you have options. From overwhelming tax lawsuits to uncertain heirship issues, we help families navigate foreclosures when time is running out. Let’s talk.
Our Simple 3-Step Process
Step 1 - Talk to an Expert
We'll have a quick, no-pressure conversation to understand your unique situation and discuss all of your available options.
Step 2 - Get a Fair Offer
Our team will quickly generate a transparent, all-cash offer that resolves your property's tax and heirship issues at no cost to you.
Step 3 - Close and Get Paid
We handle all the legal paperwork and closing logistics, so you can sit back, get paid, and move on with peace of mind.
We are your partner for property resolutions.
At Two Track Properties we are proud of the work we do. We are a team of curative title experts and attorneys that focus on complex real estate situations. From tax foreclosures to stalled probates, we resolve title matters efficiently and make your life easy in the process.
We believe there are always two tracks forward – let’s explore both together.
Mike Kress, Founder
Testimonials
Book a Free Consultation
Our team of title experts and attorneys work quickly to get your issues resolved. We work with individual interest holders and entire families alike. Complete the form here to book a consultation with Two Track Properties.
Frequently Asked Questions
Who is Two Track Properties?
We’re a team of real estate professionals who specialize in helping families navigate complex property situations when time is running out. Unlike typical investors who focus solely on the property, we focus on understanding your unique situation first.
Our expertise comes from successfully helping families stop foreclosures, resolve tax sale situations, and find solutions when traditional options have failed. We’re part of a community of professionals dedicated to helping people facing property distress, which means if we encounter something we haven’t seen before, we have the collective knowledge and networks to find answers.
We believe every family deserves to understand all their options before making life-changing decisions about their property.
What solutions do you provide?
Every situation is unique, which is why we start with a free consultation to understand your specific circumstances. Our solutions typically include:
- Immediate tax sale prevention – We can often stop a tax sale within days by addressing procedural issues or working directly with taxing authorities
- Partial interest purchases – If you own a portion of a property with others, we can buy your share and handle the complexities
- Bridge financing – Covering delinquent taxes while we work on longer-term solutions
- Structured partnerships – Sometimes the best solution isn’t selling, but partnering to resolve title issues and maximize value
- Cash-out options – When selling makes sense, we provide quick closings with fair pricing given the distressed circumstances
Our goal isn’t to convince you to sell – it’s to ensure you have all options on the table to make the best decision for your family.
Can I sell my individual interest?
Yes, absolutely. This is actually one of our specialties. Even if you only own a small percentage of a property – whether through inheritance, divorce, or other circumstances – we can purchase your individual interest.
Many people don’t realize that owning even a small share gives you certain rights, including the ability to sell that interest. We handle all the legal complexities of partial ownership transfers, including:
- Determining the exact percentage you own
- Handling heirship documentation if needed
- Working with other co-owners when necessary
- Providing clear title for your portion
The key advantage is that you can get liquidity from your ownership interest without needing approval or cooperation from other owners. We’ve helped people with interests as small as 10% of a property successfully exit their situation.
What happens if I go to tax sale?
This is a crucial question, and the honest answer is: you’ll likely lose everything.
Here’s what typically happens at tax sale:
- Minimum bid starts at the tax debtÂ
- You lose all equity above the winning bid – If your property is worth $150,000 and sells for $40,000, that $110,000 difference is gone forever
- No guarantee of excess proceeds – While Texas law provides for excess proceeds in some cases, many liens and costs get deducted first
- Immediate loss of possession – You must vacate the property once it sells
- Credit impact – The foreclosure appears on your credit report
- No control over timing – Once the sale happens, you’re on the buyer’s timeline for moving
The reality is that tax sales rarely benefit the original owner. Professional investors attend these sales specifically because they can acquire properties for far less than market value.
The good news? You still have options before the sale. Even if the sale is next week, we’ve successfully helped families find solutions with just days to spare. The key is acting now while you still have leverage and choices.
How quickly can you actually help?
We’ve stopped tax sales with as little as 48 hours notice. Recently, we helped a family in Temple where the tax sale was scheduled for the following week. We agreed on a transaction to purchase each of their 3 deeds as soon as possible. We were able to close and get them paid within 48 hours.
Do I have to pay you anything upfront?
No. We cover all costs including:
- Outstanding property taxes
- Legal fees
- Title work
- Any other liens or judgments
You don’t pay us – we pay you. Our consultation is completely free with no obligation to work with us.
Book a Free Consult with Us!
At Two Track Properties, we offer an array of property resolution and recovery solutions. Every owner has different factors to consider. Our goal is to find a solution that best fits your needs.