How to Buy Florida Tax Deed-Sourced Land from Angel REI Properties LLC
Angel REI Properties LLC offers Florida land for cash purchase through a process designed to give buyers clear transaction terms and a contractual opportunity to complete independent due diligence before Closing.
Our Florida properties are acquired through county tax deed sales and are later offered for resale by Angel REI Properties LLC as a private seller.
The signed Purchase Agreement and property-specific disclosures control each transaction.
1. Where does Angel REI Properties LLC get its Florida properties?
Angel REI Properties LLC acquires properties through Florida county tax deed sales and later offers selected properties for resale.
Because these properties may have tax-deed title history, buyers should complete independent due diligence before purchasing.
2. Am I buying directly from the county?
No.
You are purchasing from Angel REI Properties LLC as a private seller.
Angel REI Properties LLC is not the county, county clerk, tax collector, auction platform, title company, surveyor, engineer, law firm, utility provider, or governmental agency.
3. Why is due diligence especially important with tax deed-sourced land?
Tax deed-sourced properties can involve title history, surviving governmental interests, easements, restrictions, access questions, utilities, zoning, wetlands, flood zones, surveys, HOA/POA issues, and building limitations.
Buyers should independently verify these matters before completing a purchase.
4. Do you guarantee that the property is buildable?
No.
Angel REI Properties LLC does not guarantee that a property is buildable, financeable, insurable, eligible for permits, capable of supporting a well or septic system, served by utilities, accessible by a particular type of road, or suitable for any particular use.
Verify your intended use directly with the county and appropriate professionals.
5. Are the properties sold AS IS?
Yes, unless the signed transaction documents expressly provide otherwise.
The buyer is responsible for completing appropriate inspections and due diligence.
An AS-IS provision does not eliminate disclosures that applicable law requires Seller to make.
6. What should I investigate during due diligence?
Buyers should consider verifying:
- Title history
- Liens and governmental claims
- Legal description
- Parcel number
- Boundaries
- Survey requirements
- Easements and restrictions
- Road access
- Zoning
- Permitted uses
- Building requirements
- Utilities
- Well and septic requirements
- Flood zone
- Wetlands
- Taxes and assessments
- HOA/POA obligations
- Environmental conditions
- Intended use
7. How long is the due-diligence period?
Our standard transaction documents provide a 15-calendar-day contractual due-diligence period.
The signed Purchase Agreement or Agreement for Deed states when that period begins and controls the deadline for cancellation.
8. Can I get my deposit or down payment back during due diligence?
The refundable amount and cancellation procedure are stated in the signed transaction agreement.
If the buyer timely exercises a contractual cancellation right, the refund will be handled according to that agreement.
Any earlier reservation or option payment governed by a separate written agreement remains subject to the terms of that separate agreement unless the purchase agreement expressly changes it.
9. What contract is used for seller financing?
Angel REI Properties LLC uses an Agreement for Deed, also commonly called a land contract.
The Agreement establishes the purchase price, financing terms, payments, property-tax reserve, possession rights, insurance obligations, due-diligence rights, default procedures, and final deed requirements.
10. Do I receive legal title immediately under seller financing?
No.
During the Agreement for Deed term, the buyer obtains contractual and equitable rights described in the Agreement.
Angel REI Properties LLC retains legal title until the buyer completes the required payments and obligations and Seller delivers the Special Warranty Deed.
11. Is anything recorded while I am making payments?
Yes.
Angel REI Properties LLC records a Memorandum of Agreement for Deed in the Official Records of the Florida county where the property is located.
The Memorandum provides public notice of the Agreement and the buyer’s interest.
It does not transfer legal title and is not the deed.
12. Why isn’t the full Agreement for Deed recorded?
The complete Agreement contains private payment, financial, collateral, and contractual information.
Instead of recording the entire contract in the ordinary course, a Memorandum is recorded to provide public notice of the transaction.
13. What is the seller-financing interest rate?
The standard Agreement currently provides for 15% simple annual interest, unless a property-specific Agreement states otherwise.
Interest is calculated using the actual number of days elapsed and a 365-day year, or 366 days during a leap year.
Interest is not compounded unless expressly permitted by law and the Agreement.
14. Is there a monthly servicing fee?
No.
Angel REI Properties LLC does not charge the $10 monthly servicing fee previously shown in older materials.
15. Is there an ACH, debit-card, or credit-card transaction fee?
No fee is charged by Angel REI Properties LLC under the Agreement for ACH, debit-card, credit-card, or payment processing.
16. Do I have to enroll in automatic payments?
Not necessarily.
Payments may be managed through Terra Notes or another payment system designated by Seller.
Recurring ACH, debit-card, or credit-card authorization is voluntary.
Seller will provide at least one reasonable payment method that does not require authorization of recurring preauthorized electronic payments.
17. What does my monthly seller-financing payment include?
The monthly amount generally consists of:
- Principal and interest; and
- Monthly real-estate-tax reserve.
The specific amount is stated in the Agreement for Deed.
There is no monthly servicing or transaction fee charged by Seller.
18. Who is responsible for property taxes while I am financing?
The buyer is economically responsible for applicable real-estate taxes and assessments during the Agreement term as provided in the Agreement.
Angel REI Properties LLC generally collects a monthly tax reserve and uses those funds to pay the annual property-tax bill.
Because property taxes can change, the monthly tax reserve can also change.
19. Can I receive proof that the taxes were paid?
Yes.
After Seller pays the annual tax bill, the buyer may request an accounting or supporting record showing the tax reserve collected, taxes paid, payment date, and any shortage or surplus.
20. Is there a prepayment penalty?
No.
The Agreement permits early payment without a prepayment penalty.
21. What happens if my payment is late?
If a required monthly payment is not received within 10 calendar days after the due date, a one-time $25 late charge may apply to the extent permitted by law.
There is no $5-per-day continuing late fee.
22. What happens if I default?
Seller provides written notice identifying the default and the amount or action reasonably required to cure it.
Unless applicable law requires additional time, the Agreement generally provides a 14-calendar-day cure period after receipt or deemed receipt of the Notice of Default.
If the default remains uncured, Seller may accelerate the debt and pursue lawful remedies.
23. Do I automatically lose the property and all my payments if I miss a payment?
No.
The Agreement does not authorize automatic forfeiture or unlawful self-help termination of the buyer’s equitable interest.
Where required by Florida law, Seller may need to pursue judicial foreclosure or another lawful proceeding before terminating the buyer’s equitable interest and recovering possession.
The parties may also separately negotiate a voluntary post-default cancellation and surrender agreement.
24. Can I voluntarily give the property back after a default?
Potentially.
After an uncured default, Buyer and Seller may separately negotiate a voluntary written cancellation and surrender.
Such an agreement is not automatic. It must be separately negotiated after default and supported by agreed consideration.
25. Is additional collateral always required?
No.
The Agreement identifies whether additional collateral is required for a particular transaction.
If collateral is required, it may include a vehicle, trailer, mobile home, equipment, other personal property, or other real estate.
Separate security documentation and the legally appropriate method of perfecting the security interest may be required.
26. Can I use the property before I finish making payments?
Possession and use may begin after the conditions stated in the Agreement have been satisfied.
These conditions may include execution of the required documents, clearance of the down payment, liability insurance, collateral documentation if applicable, and recording of the Memorandum.
Use of the property does not transfer legal title.
27. Do I need liability insurance while seller financing?
Yes, before possession as provided in the Agreement.
The standard Agreement generally requires at least:
$1,000,000 per occurrence, and
$2,000,000 general aggregate, if the policy provides an aggregate limit.
Angel REI Properties LLC must be named as an additional insured to the extent available.
28. Can I build on the property while making payments?
Do not begin construction merely because you have possession.
Before any construction, clearing, excavation, installation, or improvement, verify zoning, permitting, building-code, floodplain, wetlands, septic, utility, HOA/POA, and other governmental requirements.
Material improvements are also subject to the Agreement for Deed.
29. Can I sell or transfer my seller-financed property before payoff?
Not without Seller’s prior written consent where required by the Agreement.
During the Agreement term, the buyer may not independently sell, assign, mortgage, pledge, lease-option, or otherwise transfer the contractual or equitable interest contrary to the Agreement.
30. What happens after I make my final seller-financing payment?
After full payment and performance, Angel REI Properties LLC executes a Special Warranty Deed conveying Seller’s interest to the buyer.
The Agreement generally provides for delivery within 30 days after full payment and performance.
Seller will also execute and arrange for recording of an appropriate release or termination of the recorded Memorandum.
31. What is a Special Warranty Deed?
A Special Warranty Deed is a deed under which the grantor generally warrants against title claims arising by, through, or under the grantor, subject to the deed and applicable exceptions.
It is not the same as a general Warranty Deed and should not be understood as a guarantee that no title issues existed before Angel REI Properties LLC acquired the property.
32. Does Angel REI Properties LLC provide title insurance?
Not as part of the standard transaction.
Buyer may independently obtain, at Buyer’s expense:
- Title examination
- Title commitment
- Owner’s title insurance
- Certified title report
- Survey
- Municipal lien search
- Attorney review
- Other professional services
Seller will reasonably cooperate with the buyer’s selected provider as provided in the transaction documents.
33. Can I use a title company for a cash purchase?
Yes.
A buyer may choose a Florida title company or attorney closing at the buyer’s expense.
Title-company requirements, title insurance availability, additional curative work, and closing charges depend on the specific property and provider.
34. What deed do I receive in a cash purchase?
Angel REI Properties LLC’s standard in-house cash conveyance is by Special Warranty Deed, unless the signed Purchase Agreement expressly states otherwise.
35. When do I own the property in a cash transaction?
The cash transaction is completed through delivery of the deed in accordance with the Purchase Agreement.
Recording the deed places the conveyance in the public records and provides important notice of ownership.
36. Do I need a survey?
A survey is not automatically provided by Angel REI Properties LLC.
Buyer should obtain a survey when boundaries, access, encroachments, easements, setbacks, improvements, or other physical matters are important to the purchase.
37. Does the listed acreage guarantee the exact property size?
No.
Listing acreage may come from property-appraiser, GIS, tax, or other available records.
The legal description controls the land being conveyed. A licensed surveyor should be used when exact boundaries or acreage are material.
38. Does a listed flood zone mean the property has never flooded?
No.
A flood-zone designation is not a guarantee concerning past or future flooding.
For transactions involving residential real property covered by Florida law, Seller will provide the applicable Florida Flood Disclosure at or before execution of the contract.
Buyers should independently investigate flood-zone information, drainage, elevation, wetlands, and flood-insurance availability.
39. Are current property taxes what I will pay after purchasing?
Not necessarily.
A change in ownership, reassessment, improvements, exemptions, millage rates, and non-ad valorem assessments can change the amount owed.
Buyers should contact the applicable county Property Appraiser and Tax Collector for current information.
40. Why can seller financing cost more than a cash purchase?
Seller-financed pricing reflects the fact that Seller receives the purchase price over time and assumes financing, payment, default, tax-administration, and collection risk rather than receiving the entire purchase price at closing.
The precise cash price and seller-financed price are shown for each property.
41. Do you perform a credit check?
Requirements may vary by transaction.
Any underwriting requirements will be disclosed before the Agreement is signed.
Do not assume financing approval until Angel REI Properties LLC confirms the offered terms.
42. Is Angel REI Properties LLC my attorney, title company, or real-estate adviser?
No.
Angel REI Properties LLC is the private seller.
Buyers are encouraged to consult their own Florida attorney, title professional, surveyor, accountant, engineer, environmental consultant, or other professional when appropriate.
Important Legal and Transaction Notice
Website guides and FAQs provide general information about Angel REI Properties LLC’s standard transaction process.
The signed Purchase Agreement, Agreement for Deed, Memorandum of Agreement for Deed, deed, disclosures, security documents, and other transaction-specific instruments control the transaction.
If website language conflicts with a signed agreement, the signed agreement governs to the extent permitted by law.
Angel REI Properties LLC does not guarantee buildability, zoning approval, permit approval, utility availability, insurability, financing, future value, rental income, resale value, title-insurance eligibility, or suitability for a particular use.
Buyers should complete independent due diligence before purchasing Florida land.
CONTINUE…
How to Buy Florida Tax Deed-Sourced Land from Angel REI Properties LLC
STEP 1 — REVIEW THE PROPERTY
Review the listing and identify the property you are interested in purchasing.
Property listings may contain information concerning:
- Parcel/APN number
- County
- Approximate acreage
- Legal description
- Zoning
- Access
- Utilities
- Flood-zone information
- Property taxes
- HOA/POA information
- Cash price
Listing information is provided as a starting point for Buyer’s investigation.
Buyer should independently verify information that is important to Buyer’s intended use.
STEP 2 — UNDERSTAND THE TAX DEED SOURCE
Angel REI Properties LLC acquires its Florida inventory through county tax deed sales.
Tax deed-sourced properties may involve unusual title history, easements, restrictions, governmental interests, access questions, utilities, surveys, wetlands, flood zones, HOA/POA matters, building requirements, or other issues.
Angel REI Properties LLC is the private Seller. We are not the county, Clerk of Court, Tax Collector, Property Appraiser, auction platform, title company, law firm, surveyor, engineer, utility company, zoning department, or government agency.
STEP 3 — REVIEW AND SIGN THE PURCHASE AGREEMENT
Angel REI Properties LLC will provide the Florida Cash Purchase Agreement for your review.
The Agreement identifies:
- Buyer and Seller
- Property
- Cash Purchase Price
- $500 Earnest Money Deposit
- 15-day Due Diligence Period
- Closing procedure
- Special Warranty Deed
- Title standard
- Buyer and Seller responsibilities
- Property-specific disclosures
- Default provisions
The Effective Date is the date the last required party signs and delivers the Purchase Agreement.
There is no Seller document-preparation charge for the standard in-house closing.
STEP 4 — PAY THE $500 EARNEST MONEY DEPOSIT
After the Purchase Agreement is executed, Buyer submits the $500 Earnest Money Deposit using a payment method approved by Seller.
The Property is then placed in pending status.
The Deposit is credited toward the Purchase Price at Closing.
Unless a separate escrow arrangement is established in writing, the Deposit is paid directly to Angel REI Properties LLC rather than to a third-party escrow agent.
Buyer will receive an Earnest Money Deposit Receipt.
STEP 5 — COMPLETE YOUR 15-DAY DUE DILIGENCE
Buyer receives 15 calendar days after the Effective Date to independently investigate the Property.
During this period, Buyer should investigate matters important to Buyer’s intended use, including:
- Title history
- Seller’s tax deed
- Liens and governmental claims
- Legal description
- Boundaries and survey requirements
- Easements and restrictions
- Legal access
- Roads
- Zoning
- Permitted uses
- Building requirements
- Electricity and utilities
- Well and septic feasibility
- Flood zones
- Wetlands
- Property taxes
- Assessments
- HOA/POA obligations
- Environmental conditions
- Insurability
- Title-insurance availability
Buyer may use a Florida attorney, title company, surveyor, engineer, environmental consultant, county department, utility provider, or other qualified professional.
Angel REI Properties LLC does not guarantee that a Property is buildable, insurable, financeable, surveyed, eligible for permits, served by utilities, capable of supporting a well or septic system, or suitable for a particular use.
STEP 6 — CANCELLATION DURING DUE DILIGENCE
Buyer may cancel the Purchase Agreement for any reason during the contractual 15-day Due Diligence Period by delivering timely written notice as stated in the Agreement.
If Buyer timely cancels, the $500 Earnest Money Deposit will be refunded according to the Agreement.
The Deposit does not become automatically forfeited merely because the Due Diligence Period expires.
After the Due Diligence Period, the Deposit continues to be credited to the Purchase Price. If Buyer then defaults by failing to close without another contractual or statutory cancellation right, Seller may retain the $500 Deposit as the liquidated-damages remedy stated in the Purchase Agreement.
STEP 7 — REVIEW THE BUYER DUE DILIGENCE DISCLOSURE
Buyer will receive the Buyer Due Diligence Disclosure and Acknowledgment.
The document identifies the principal matters Buyer has been advised to investigate.
Signing the ordinary acknowledgment does not automatically waive an unexpired Due Diligence Period.
An early waiver applies only if Buyer separately and expressly selects the early-waiver option.
STEP 8 — REVIEW APPLICABLE FLORIDA DISCLOSURES
Depending upon the Property, Buyer may receive additional disclosures, including:
- Florida Property Tax Disclosure
- Florida Flood Disclosure
- HOA/POA Disclosure Summary
- Sanitary sewer lateral disclosure
- Subsurface-rights disclosure
- Radon notification if a building exists
- Other property-specific disclosures
Applicable statutory disclosure or cancellation rights are separate from the contractual 15-day Due Diligence Period.
STEP 9 — CHOOSE YOUR CLOSING METHOD
Standard In-House Closing
Angel REI Properties LLC provides its standard in-house cash Closing without a Seller document-preparation or in-house closing fee.
Seller prepares and executes the Special Warranty Deed, pays the documentary stamp tax allocated to Seller under the Purchase Agreement, and pays the ordinary county recording fee for the deed.
Buyer pays the remaining Purchase Price at Closing.
Optional Attorney or Title Company Closing
Buyer may elect to use a Florida attorney or title company at Buyer’s expense.
Optional services may include:
- Title examination
- Title commitment
- Owner’s title insurance
- Survey
- Municipal lien search
- Escrow
- Attorney review
- Additional title-curative services
Buyer should notify Seller during the Due Diligence Period if Buyer wants a third-party Closing.
Using a title company does not automatically change the Seller’s deed from a Special Warranty Deed to a general Warranty Deed.
Any change in deed form or title standard must be separately agreed to by Seller in writing.
STEP 10 — PROVIDE YOUR GRANTEE VESTING
Before the deed is prepared, Buyer must provide the exact name or names in which title will be taken.
Vesting can have important legal consequences involving survivorship, probate, creditor rights, homestead, and future conveyances.
Angel REI Properties LLC does not select Buyer’s form of ownership.
A Buyer who is uncertain about vesting should consult a Florida attorney before providing final deed instructions.
STEP 11 — PAY THE REMAINING PURCHASE PRICE
After Buyer completes due diligence and elects to proceed, Buyer pays:
Purchase Price minus the $500 Earnest Money Deposit.
There is no $295 document fee.
Buyer should follow only verified payment instructions issued by Angel REI Properties LLC.
STEP 12 — DEED EXECUTION AND RECORDING
For an in-house Closing:
- Seller prepares the Special Warranty Deed using Buyer’s approved vesting instructions.
- Seller executes the deed with the formalities required by Florida law.
- Seller delivers the deed for Buyer’s benefit.
- Seller submits or causes the deed to be submitted to the appropriate county for recording.
- Buyer receives a copy of the recorded deed when available.
The deed transfers Seller’s interest according to its terms. Recording places the conveyance in the county’s Official Records and provides important public notice.
SPECIAL WARRANTY DEED
Angel REI Properties LLC’s standard cash conveyance is by Special Warranty Deed.
A Special Warranty Deed is not the same as a general Warranty Deed.
Seller does not guarantee that no title issue arose before Seller acquired the Property through the tax deed process.
Buyer should complete title due diligence before Closing.
TITLE INSURANCE
Seller does not provide owner’s title insurance as part of the standard in-house cash transaction.
Buyer may independently obtain title insurance or other title services at Buyer’s expense.
Seller does not guarantee that a title company will insure a particular Property or that title insurance can be issued without additional requirements.
AS-IS PURCHASE
Unless the Purchase Agreement expressly provides otherwise, Property is sold AS IS, WHERE IS, subject to Seller’s nonwaivable disclosure obligations and Buyer’s contractual Due Diligence Period.
Seller does not guarantee:
- Buildability
- Permit approval
- Road quality
- Utility availability
- Well or septic feasibility
- Flood status
- Wetlands status
- Insurability
- Financing
- Title-insurance eligibility
- Future value
- Rental income
- Resale value
- Suitability for a particular use
QUESTIONS
Angel REI Properties LLC
Email: [email protected]
Phone: (564) 239-9099
_______________________________________
EARNEST MONEY DEPOSIT RECEIPT
Receipt Date: ______________________________
BUYER
Buyer Name(s): _____________________________________________________________
Address: __________________________________________________________________
Phone: ____________________________________________________________________
Email: _____________________________________________________________________
SELLER
Angel REI Properties LLC
825 32nd Ave., Apt. 31
Longview, WA 98632
Phone: (564) 239-9099
Email: [email protected]
PROPERTY
County: ______________________________ County, Florida
Parcel / APN: _______________________________________________________________
Physical Address, if assigned: ________________________________________________
Legal Description Reference: __________________________________________________
PURCHASE AGREEMENT
Purchase Agreement Effective Date: ____________________________________________
Contractual Due Diligence Deadline: ____________________________________________
EARNEST MONEY RECEIVED
Earnest Money Deposit: $500.00
Document Fee: $0.00 — No document fee is charged for the standard in-house Closing.
Payment Method:
☐ Cashier’s Check
☐ ACH / Bank Transfer
☐ Seller-Designated Electronic Payment
☐ Wire Transfer
☐ Other: ____________________________________
Transaction / Confirmation Number:
Date Funds Received:
PURPOSE AND TREATMENT OF DEPOSIT
Angel REI Properties LLC acknowledges receipt of the $500 Earnest Money Deposit under the Purchase Agreement identified above.
The Deposit will be credited toward the Purchase Price if the transaction closes.
Unless the parties separately designate an escrow agent in writing, the Deposit has been paid directly to Seller and is not being held in a third-party escrow account.
DUE-DILIGENCE CANCELLATION
Under the Purchase Agreement, Buyer has the contractual Due Diligence Period stated above.
If Buyer timely cancels the Purchase Agreement by written notice during the Due Diligence Period, Seller will refund the $500 Deposit as provided in the Purchase Agreement.
AFTER THE DUE-DILIGENCE PERIOD
Expiration of the Due Diligence Period does not, by itself, constitute an automatic forfeiture of the Deposit.
After expiration of the Due Diligence Period:
- the Deposit remains credited toward the Purchase Price if Buyer closes; and
- if Buyer thereafter defaults by failing to close when Seller is ready, willing, and able to perform and no other contractual or statutory cancellation right applies, Seller may terminate the Purchase Agreement and retain the $500 Deposit as the liquidated-damages remedy provided in the Purchase Agreement.
If Seller defaults, or another provision of the Purchase Agreement requires a refund, the Deposit will be handled according to the Purchase Agreement.
CONTROLLING AGREEMENT
THIS RECEIPT ACKNOWLEDGES PAYMENT ONLY AND DOES NOT MODIFY OR REPLACE THE PURCHASE AGREEMENT.
If any wording in this Receipt conflicts with the Purchase Agreement, the Purchase Agreement controls.
SELLER ACKNOWLEDGMENT
ANGEL REI PROPERTIES LLC
By: ____________________________________________________
Name: Angelito Callelero
Title: Owner/Manager
Date: ___________________________________________________
BUYER ACKNOWLEDGMENT OF RECEIPT
Buyer Signature: _________________________________________
Print Name: _____________________________________________
Date: ___________________________________________________
Buyer Signature: _________________________________________
Print Name: _____________________________________________
Date: ___________________________________________
This Guide summarizes the standard cash-purchase process. The signed Purchase Agreement, deed, statutory disclosures, and other transaction-specific documents control if there is any difference between this Guide and the transaction documents.