ANGELA DUNCAN – Tax Lien Queen Investing

Angela Duncan is a seasoned tax lien investor in Florida, dedicated to helping county governments by purchasing delinquent property taxes at auctions. By paying overdue taxes, Angela provides essential funds for local budgets. In return, she earns interest on the liens until property owners settle their debts or sell their properties. Her expertise in tax lien investing supports community funding while generating profitable returns.

Breaking Down Tax Lien Investments with Expert Angela Duncan

Investing in real estate can be profitable, yet complex. By focusing on tax lien investments, Angela Duncan provides insights into a lesser-known, conservative investment strategy. In this episode of After Hours Entrepreneur, Angela Duncan explains how tax lien investments work, the benefits, and how to get started.

Understanding Tax Lien Investments

Tax lien investing involves buying the right to collect overdue property taxes from property owners. Angela Duncan primarily focuses on tax lien investments in Florida, where she resides. When property owners fail to pay their taxes, the county auction off these tax obligations to collect needed funds.

Investors like Angela Duncan pay the government and, in return, receive a tax lien certificate. This certificate specifies the interest rate the county will pay the investor until the property owner repays their taxes. If the owner repays, the investor gets back their initial investment plus interest. If not, the investor could potentially foreclose on the property.

The Appeal of Tax Lien Investments

One of the key benefits of tax lien investing is its relatively low barrier to entry. Angela Duncan explains that prospective investors don’t need a substantial amount of capital. In some Florida counties, tax liens can be bought for as little as $500.

Moreover, tax lien investing offers a fixed return, making it a conservative investment choice. Investors know the interest rate upfront, ensuring they understand their potential returns. This is particularly appealing given the unpredictable nature of the stock market.

Starting Your Tax Lien Investment Journey

Angela recommends starting locally, focusing on your backyard. It’s crucial to conduct due diligence before investing. Start by researching the tax lien process in your county and look for coaches or mentors who can guide you.

Additionally, familiarize yourself with the online auction platforms used for tax lien sales. For instance, Florida uses an online platform for its tax lien auctions, which take place once a year. This platform provides a list of properties, giving investors time to research and drive by the properties before bidding.

Conducting Due Diligence

Due diligence is a vital part of tax lien investing. Angela Duncan emphasizes the importance of running lien searches to uncover other potential claims against the property. Partnering with a title company or an attorney can be beneficial in this process.

Moreover, Angela drives by the properties to assess their value. She advises against relying solely on online tools like Zillow or Trulia, as they might not provide real-time information. For example, severe weather or fires could significantly damage a property, something online tools might not capture.

Potential Returns and Risks

Tax lien investments can yield substantial returns. In Florida, interest rates can go up to 18%, though actual returns depend on the bidding process. Angela Duncan notes that different states offer varying returns, with states like Illinois offering up to 72% and Iowa up to 24%.

While the returns can be attractive, there are risks involved. The property owner might not repay, leading to potential foreclosure. This is why thorough research and understanding your buy box—criteria for selecting properties—are essential.

Harnessing AI in Tax Lien Investments

Interestingly, Angela Duncan acknowledges that AI has limited use in certain due diligence processes. However, Mark Savant suggests that AI can assist in initial property evaluations. By leveraging AI to analyze large data sets, investors can streamline the property selection process.

Yet, it’s vital to complement AI insights with human expertise. AI might miss recent developments affecting a property’s value, like local flooding or fires. Therefore, Angela continues to rely on traditional methods, ensuring she has a current view of the property before investing.


Tax lien investments offer a unique, conservative way to engage in real estate. They require less capital and provide fixed returns. However, thorough due diligence and understanding of the local market are essential. Angela Duncan’s insights offer a valuable guide for anyone considering this form of investment. To learn more and start your journey, visit

Takeaways with Angela Duncan

  1. Tax lien investing is profitable.
  2. Due diligence mitigates risks.
  3. AI augments real estate expertise.


00:00 Florida tax lien investing: buying delinquent property taxes.
06:21 Florida tax lien investing: due diligence crucial.
10:03 Obtained certificate, planning foreclosure, want to flip property.
12:00 Competing for returns, start local before expanding.
15:47 Property tax, mortgage, due diligence, real estate.
19:43 AI empowers experts by handling data.
20:40 Automated process using Chat GPT for hiring.
23:53 Expert leverage of flawed AI for efficiency.

Connect with Angela Duncan

Connect with Mark Savant

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