v1.0 · Pre-Launch Beta cohort live · Tarrant County, TX · GA Summer 2026
/ resource_capital · build 24.04.21

Distressed property
acquisitions —
narrowed.

From 25,000 distressed properties to the 50 calls worth making. Evidence-cited heir intelligence, court-grade succession analysis, and dossier-ready call sheets — for the operators who actually buy these deals.

Request Access → Inspect the stack →
01 The Funnel

Find the few that matter.

Distressed property acquisitions is a four-stage funnel. Most platforms drop you at stage one with a list and call it a day. We take you to stage four — operator-ready dossiers on the deals worth your time.

Stage Phase Volume Detail
01 Bulk Screen ~25,000 County tax rolls, ownership data, deeded transfers. Scored against five archetypes — Zombie, Suit Pressure, Probate, Prime, Deep Distress.
02 Verify Pressure ~11,000 Active recorder filings, NODs, lis pendens, code violations, IRS liens, judgments. Cross-referenced against tax payment history.
03 Confirm Title + Heirs 50–100 Pull title chain, deeds, liens, probate filings, court documents. Build evidence-cited family graphs for every estate-flagged property.
04 Operator Calls ~50 Per-property dossier with heir list, share fractions, weak-link call order, clickable evidence trails. In your hand.
02 The Stack

Six engines, one verdict.

Each phase of the pipeline is a discrete, auditable engine. Failures fail loudly. Evidence is append-only. Every claim points back to a citation a title attorney would accept.

01
Death Confirmation Gate
Six providers fan out in parallel — FamilySearch SSDI, Texas Death Index, probate filings, CAD owner-string distress tokens, skip-trace deceased flags, and tax-payment-gap detection. A weighted scorer assigns confidence from unknown to confirmed. No skip-trace expense until the gate passes.
Live
02
Obituary Harvest
Discovery across Legacy.com, Tributes, funeral homes, and Find A Grave. Pages cleaned through trafilatura, parsed by qwen3-dpa with strict JSON validation, gated by Jaro-Winkler name match and date-of-death window. Wrong-John-Smith obits get rejected automatically.
Live
03
Family Graph Build
Survivors, predeceased, parents, siblings, in-laws — assembled as a directed graph with evidence citations on every edge. Find A Grave linked memorials walked to depth 2. Person identity scoped per-property; never merge on surname alone.
Live
04
DCSA Court Pulls
Direct integration with Tarrant County DCSA. Case metadata, parties, transactions — and every PDF on the docket. Reverse-engineered to use the JSON API directly: ten-times faster than browser automation, hundreds of PDFs in seconds.
Tarrant Live
05
Succession Analysis
Local on-prem LLM (qwen3-dpa, on dual RTX 3090s) walks Texas Estates Code Chapter 201 against the family graph. Returns share fractions per stirpes, community-vs-separate property assumptions, post-deceased branches, unknowns that change the answer. Zero API spend per property; no data leaves your box.
On-Prem
06
Operator Dossier
Death proof, family graph, succession walkthrough, weak-link call order, and an unknowns list — each claim clickable back to the source PDF or memorial. Versioned and append-only. Mark reviewed when ready; rebuild on every new piece of evidence.
Live
03 The Method

Skip-trace data is not heir data.

Most teams research these properties by hand — hours per parcel of obituary searches, county clerk lookups, and a skip-trace pull at the end. It works on the easy ones and misses on every estate that actually matters. We refuse to materialize a person as an heir without an obituary, vital record, or court filing behind them.

Legacy — Manual Research + skip trace

  • Two to four hours of analyst time per property — Google the obituary, dig the clerk site, eyeball the docket, run a skip trace. Caps at five to ten properties per researcher per week.
  • Skip-trace phone lists treated as heir lists — every co-tenant, ex-partner, and former roommate gets called as if they have standing.
  • Findings live in a spreadsheet, a Word doc, or the researcher's head. No append-only evidence trail, no clickable citations, no audit when acquisitions pushes back.
  • Hidden-death cases (no obituary, no probate, just a stopped Social Security benefit) get missed — no one routinely cross-checks the state death index.
  • Quality varies by researcher and by how tired they were that afternoon. Operators waste 30–50% of call time on the wrong people, and every wrong call is a brand-burn moment.

DPADATA — Evidence-First Heirship

  • Every person in the heir graph has a citation: obituary URL, FAG memorial ID, probate filing, vital record.
  • Strict confidence tiers: proven (court-recorded), likely (obit + vital), possible (skip-trace association — never promoted alone).
  • Death gate filters out 50%+ of false positives before any contact-info spend.
  • Hidden-death cases caught by Texas DSHS death-index lookup and tax-payment-gap analysis.
  • Operators call the right people. Acquisitions trusts the dossier because they can click every claim.
04 Coverage

Tarrant first. Then Texas. Then Florida.

State-agnostic by design — death gate, family graph, succession analysis, and dossier all parameterized by jurisdiction. Onboarding a new county is mechanical: add the recorder scraper, add the FamilySearch state collection, ship.

Phase 01
Spring 2026
Tarrant County, TX
Live
Proof-of-concept county. Full pipeline operational including DCSA court document harvest. Validated against HOLMES regression and twenty-property cohorts.
Phase 02
Summer 2026
All major Texas MSAs
GA Target
DFW · Houston · Austin · San Antonio. Dallas, Collin, Denton, Harris, Fort Bend, Travis, Williamson, Bexar, Comal, plus surrounding counties. ~75% of Texas population coverage.
Phase 03
Late 2026
Florida Statewide
Roadmap
Miami-Dade, Broward, Palm Beach, Orange, Hillsborough, Pinellas, Duval. Florida Statutes Chapter 732 succession + Florida Death Index integration.
05 Access

Available Summer 2026.

Pre-launch waitlist is open. First production cohort onboards as soon as Tarrant validation crosses the 80% gate-pass benchmark. Pricing is per-firm, all-counties-included.

Founding Subscription

All counties at general availability. All engines. On-prem LLM included. Dedicated implementation engineer for the first 90 days. Annual contract; renewals quoted on cohort growth.

$100,000
per year · per firm · annual contract
Request Access →
  • Unlimited property research across all live jurisdictions
  • Unlimited DCSA / county-clerk court-document harvest
  • On-prem LLM inference — zero per-request API spend
  • Per-property versioned dossiers, append-only evidence
  • FamilySearch SSDI, state death indexes, vital-record lookups
  • Operator UI · acquisitions seat licenses · audit log
  • Dedicated implementation engineer for first 90 days
  • Quarterly jurisdiction expansion as new MSAs onboard