Last Updated on February 22, 2026 by T.J. Fitzgerald
Note investing in 2025 offers a practical path to wealth, even with just $5,000. This post continues my 52-week series, “How to Start Note Investing with $5,000.” With 30 years of experience since 1996, I’ll show you how to source notes via public records, perfect for newbies and pros. Let’s dive into actionable steps.
Note brokering is the best way to start without capital. You find seller-financed notes—where the seller acts as the lender—and refer them to funders for a fee. In 1997, when I was first starting out, I networked with a Chicago attorney who tipped me off to a $50,000 seller-financed note on a duplex. I found the mortgage in Cook County’s public records, contacted the seller, and brokered it to a small bank for a $2,000 fee. That deal proved public records are a goldmine if you’re willing to dig.
First, invest in purchased note holder lists. These lists provide verified seller-financed note holders with contact details. With interest rates at 4.25%–4.50% in 2025, sellers are financing more deals to compete, creating abundant notes. Lists are faster than public records, which require sifting through thousands of filings. A $1,000 list might yield 5–10 solid leads, saving hours.
Second, public records are a budget-friendly option. Most counties in 2025 offer digitized filings. Search online portals or visit recorder’s offices for “deed of trust” or “mortgage” documents with “seller-financed” terms. An 8% foreclosure spike this year, per industry reports, means more seller-financed opportunities. For example, I sourced a $30,000 note in Maricopa County last year via online records. Budget $1–$2 per page for copies; some counties still require in-person visits.
Third, due diligence is non-negotiable. Verify note details—balance, payments, lien position—using a title company or attorney. First-position notes are safest; avoid seconds as a beginner. In 1997 when i was brand new to the business, public records revealed a hidden lien on a note I nearly brokered, saving me from a loss.
Finally, stretch your $5,000 with creative strategies. Broker notes for fees, partner with investors for joint ventures, or buy small $5,000 notes. My upcoming “Note Investing Formulas” program will cover these in depth. Mitigate risks by avoiding non-performing notes and consulting local regulations. Results vary—investing requires diligence.
Join my mini-course (opt-in box at right) for more. And, see my post for more on mastering note investing formulas. Start sourcing notes today.
Disclaimer: Results vary. Consult local regulations.
IN THE “HOW TO TURN 90%..” PROGRAM, YOU WILL LEARN:
