Most of the time a report comes back clean — and at $59, that’s information worth having: now you move with confidence instead of hope. But when a Miami-Dade parcel isn’t clean, it’s almost never in a way you can see at a walkthrough. It’s in the records — and on the deals you do, the records are the deal. Here’s where pulling one first changes the number, or kills the mistake.
Before you bid at auction
You buy the lot exactly as it sits — no seller, no disclosures, no second chances once the gavel drops. Some liens survive the sale and land on you; some the sale wipes. We make that call per lien, with the statute behind it, fast enough to run your whole list the night before. The bidders who win the right lots — and pass on the wrong ones — are the ones who walked in already knowing what was bolted to each.
Before you lock up a contract
You can’t drop $150 to $275 on a certified search for every lead, so you triage: a $59 report on each, and the ones carrying more debt than equity get cut before you’ve spent real time or money. The certified search only gets ordered on the deals that earn it.
An unpriced five-figure surprise doesn’t dent a wholesale assignment — it erases it, after you’re already on the contract.
Before you take the listing
Run it before the listing appointment and you walk in with a clean read on the property — debts, permits, code, ownership — and the authority that comes with it. Either it’s clean and you can price with confidence, or you’ve found the one thing to cure before a buyer’s agent turns it into a price cut three days from closing.
Before you buy the note or the lien
Buying paper? Whether that recorded lien is still collectible is the entire question. A Florida construction lien lapses a year after recording with no enforcement — we flag the likely-extinguished ones (§713.22) and show which encumbrances survive a foreclosure or tax deed. Know what you’re actually buying before you wire for it.
The honest version
None of this takes more than a few minutes or costs more than $59, and the mistakes it catches rarely come that cheap. It’s a preliminary read, not a certified title search — it’s the look that tells you whether you need one, and the source-linked evidence you carry into the room when you do. Coverage is deepest in unincorporated Miami-Dade and the City of Miami; where we don’t yet reach a city, the report says so.
Keep reading
- Foreclosure & auction buyersWhich liens survive the sale — settled before you bid, not after.
- Wholesalers & lien buyersTriage at volume, and the hidden distress that moves a price.
- Realtors & listing agentsKill the closing-table surprise before the buyer's agent finds it.
- Everything we pullThe full record on a folio, line by line.
- Vs. a national title serviceWhy the national search misses the local, surviving risk.