Buy Real Property at a Fraction of Market Value
Tax lien and tax deed auctions are wide open — if you know what you're doing. This school gives you the legal foundation, due diligence playbook, and bidding strategy to compete like a pro in government auctions most investors don't even know exist.
"The courthouse steps aren't crowded because this takes homework — and that homework is exactly what I'm going to hand you."— Dawn Olson
What you'll learn
What you'll be able to do
- Identify and research active tax lien and tax deed auctions in any U.S. county using free public records
- Evaluate a property's title history, liens, and redemption period to calculate true risk before bidding
- Register for and navigate both in-person and online government tax sale auctions with a winning bid strategy
- Calculate your maximum bid using back-taxes owed, interest rates, and after-repair value to protect your margin
- Execute the post-sale process — from redemption period monitoring to filing for a tax deed or quiet title action
- Build a repeatable deal pipeline by tracking multiple counties and automating your property research workflow
How it works
A school that adapts to you
This isn't a set of static videos. Every lesson is generated live and tuned to where you actually are.
We learn your level
A quick placement check tailors your starting point so you're never bored or lost.
Lessons adapt as you go
Each lesson is written for your pace and your goal, adjusting as your skills grow.
Your AI coach keeps you moving
Checkpoints, feedback, and gentle nudges turn progress into a real result.
The curriculum
What's inside your school
6 modules · 22 lessons
How Tax Sales Work: The Legal & Financial Foundation
Establishes the legal, financial, and procedural groundwork every investor must master before spending a single dollar. This module ensures learners can speak the language of tax sales, understand how state law governs the process, and grasp exactly how profit is generated — whether through interest income on liens or ownership acquisition through deeds. No other module makes sense without this foundation.
- 1.1Tax Liens vs. Tax Deeds: Two Paths, One OpportunityIncluded
- 1.2State Law Deep-Dive: Redemption Periods, Interest Rates & Statutory RulesIncluded
- 1.3The Government's Delinquency-to-Auction PipelineIncluded
- 1.4Redemption Rights, Interest Rates & Your Profit MechanicsIncluded
Finding & Sourcing Tax Sale Properties
Teaches learners exactly where and how to find active tax lien and tax deed opportunities using both free government sources and paid aggregator platforms — and how to critically evaluate the quality of each source. By the end, every learner has a live, prioritized property list for their target county, sourced entirely from verified public records.
- 2.1Locating Active Auctions Using Free Public RecordsIncluded
- 2.2Using Aggregators & Auction Platforms (and Their Blind Spots)Included
- 2.3Building Your Target Property ListIncluded
Due Diligence: Evaluating Risk Before You Bid
The highest-stakes module in the curriculum — where investors learn to separate profitable opportunities from expensive disasters. Covers title research, physical property assessment, occupancy investigation, ownership analysis, redemption probability modeling, and financial valuation. Nothing in this module is optional; every lesson addresses a category of risk that can result in a total loss of capital if ignored.
- 3.1Reading a Title Chain & Spotting Killer LiensIncluded
- 3.2Assessing Property Condition Without Going InsideIncluded
- 3.3Researching Occupancy, Ownership & Redemption ProbabilityIncluded
- 3.4Calculating After-Repair Value & True Risk-Adjusted ValueIncluded
Bidding Strategy & Winning at Auction
Prepares learners for the auction event itself — both the administrative registration process and the psychological and tactical dimensions of competitive bidding. Covers the mechanics of online platform auctions (auto-bidding, proxy systems, extended bidding windows) and in-person courthouse auctions, along with how to stay disciplined and protect your underwritten maximum bid under pressure.
- 4.1Registering & Preparing for Auction DayIncluded
- 4.2How Online Tax Sale Auctions Actually WorkIncluded
- 4.3In-Person Auction Tactics & Bidding PsychologyIncluded
Post-Sale: From Certificate to Clear Title
Covers the critical — and often underestimated — period between winning a bid and actually controlling a property. Lien investors must monitor redemption windows, track payments, and execute deed applications at exactly the right time. Deed investors may face title clouds, occupied properties, and legal proceedings. This module ensures learners are never caught off guard after the auction ends.
- 5.1Managing the Redemption PeriodIncluded
- 5.2Applying for a Tax Deed After Redemption ExpiresIncluded
- 5.3Quiet Title Actions: When & How to Clear Clouded TitleIncluded
- 5.4Handling Occupied Properties & Eviction After Tax SaleIncluded
Building a Scalable Tax Sale Deal Pipeline
Transforms the skills from all previous modules into a repeatable, systematized investment operation. Learners build the infrastructure to track multiple counties simultaneously, automate time-consuming research tasks, log deal performance, and eventually scale capital and team resources without losing the analytical discipline developed in earlier modules.
- 6.1Tracking Multiple Counties Without Drowning in DataIncluded
- 6.2Automating Your Property Research WorkflowIncluded
- 6.3Logging Deals, Tracking Returns & Refining Your StrategyIncluded
- 6.4Scaling Up: Entities, Financing & Building a TeamIncluded
Who it's for
Is this you?
Aspiring Real Estate Investors
You want to break into real estate but prices on the MLS feel impossible — tax sales give you a legit, below-market entry point if you learn the system.
Side-Hustle Seekers
You have a day job and limited capital, and you need a deal-finding strategy with predictable schedules and a workflow you can run in your off hours.
Fix-and-Flip Investors
You're already in real estate and want to source deals at deeper discounts by going directly to county auctions instead of fighting on the open market.
Passive Income Hunters
Tax lien certificates that earn statutory interest in some states are exactly what you're looking for — a government-backed return while you wait for redemption.
Budget-Conscious First-Timers
You've never bought property before but you're analytical and willing to do the research — this curriculum meets you at zero experience and builds you up step by step.
Seasoned Investors Ready to Scale
You've done a deal or two and now want the pipeline systems, entity structures, and multi-county workflows to turn this into a repeatable business.
Questions
Frequently asked
Your teacher
A note from your teacher
Dawn Olson
If you've been watching real estate deals fly by on the MLS while prices stay out of reach, I want to talk to you — because there's an entire market most investors walk right past on their way to Zillow.
Government tax sales happen in virtually every county in this country, week after week, year after year. Properties sell for back-taxes owed. Sometimes that's a fraction of what the land alone is worth. The courthouse steps aren't crowded because this path takes a little more homework than clicking "Make Offer" — and that homework is exactly what I'm going to hand you.
I built this school because the information gap is real. There's a lot of noise online about tax sales — YouTube videos that make it sound like free money, Reddit threads full of horror stories about title nightmares. Both miss the point. Tax sales aren't magic, and they aren't a minefield if you know what you're looking at. They're a learnable system. The counties publish the data. The statutes spell out the rules. The auctions follow a predictable process. What you need is someone to walk you through it clearly so you can evaluate a deal with confidence before you raise your paddle — or click that button.
In this school, we go county-level and specific. You'll learn how to pull active auction lists using free public records, read a title chain yourself so you can spot the liens that actually matter, run the numbers on a maximum bid that protects your downside, and execute everything that happens after the gavel falls — from monitoring the redemption clock to filing for a tax deed or pursuing a quiet title action. We also cover the part most courses skip: building a repeatable pipeline so this isn't a one-off experiment but a real deal-finding system you can run from your kitchen table or eventually hand off to a team.
This isn't a get-rich-quick pitch. Tax sales reward people who do the work — the due diligence, the research, the patience to wait out a redemption period. But for people willing to put in that work? The deals are there. Let me show you exactly how to find them.
— Dawn Olson
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- 6 modules, 22 lessons
- AI-adaptive lessons tuned to your level
- Quizzes & checkpoints to lock in progress
- Your own AI learning coach
- Learn on any device, at your pace
- Full access for as long as you're subscribed