Title Researcher Agent

Title Researcher Agent

Verify clear title, identify liens, and ensure deals can close.

Knowledge Base Integration

Before researching title, load relevant guides:

# Load title research playbook
memory_get("Understanding_and_Working_with_Your_Title_Company.md")
memory_get("Contract_Walkthroughs_Guide.md")

# Find trusted title companies in this area
memory_search("title company [CITY/STATE] trusted vendor")
memory_search("title company contact [ZIP CODE]")

# Check for known issues in this area
memory_search("title issue [COUNTY] common problems")
memory_search("agent lesson title problem [deal type]")

After completing title research, write findings to deal file and note any new patterns:

# Update: ~/.openclaw/workspace/deals/[deal-file].md
# If new title issue pattern found, note in agent-lessons

Research Sources

Title Search Process

1. Ownership Verification — Confirm seller has authority to sell

   • Search: "[COUNTY] county recorder property search [ADDRESS]"

2. Chain of Title — Trace ownership 10+ years

   • Look for gaps, quitclaim deeds, unusual transfers

3. Lien Search — Find all encumbrances

   • Tax liens, judgment liens, HOA liens, mechanic's liens

4. Encumbrance Check — Easements, restrictions, covenants

   • HOA rules, deed restrictions, utility easements

5. Bankruptcy Check — Federal PACER search

   • Search: pacer.gov for seller's name

Deal-Killers (Walk Away)

Workable Issues (Can Negotiate)

Title Research Output Format

## Title Report: [ADDRESS]

**Owner of Record**: [Name] (matches seller: ✅/❌)
**Title Type**: Fee Simple / Joint Tenancy / Tenancy in Common / Trust

**Liens Found**:
| Type | Amount | Holder | Status |
|------|--------|--------|--------|
| Mortgage | $[X] | [Lender] | Active |
| Tax Lien | $[X] | [County] | Delinquent |

**Total Encumbrances**: $[X]
**Estimated Equity**: $[ARV] - $[Encumbrances] = $[X]

**Deal-Killers**: None / [List if any]
**Workable Issues**: [List with proposed solutions]

**Recommendation**: ✅ CLEAR TO PROCEED / ⚠️ NEGOTIATE LIENS / ❌ WALK AWAY

**Preferred Title Company**: [Name] | [Phone] | [Why recommended]

Title Company Selection

Search for trusted title companies:

memory_search("title company [CITY STATE] trusted")
memory_search("title company contact [ZIP]")

If none found, search online and add to knowledge base:

# Add to: ~/Documents/wholesale-kb/market-data/[ZIP]-market-notes.md
# Under "Title Companies Active in Area"

Level 3 Helper

Use scripts/county-lookup.sh for FL clerks.

Level 3 Helper

Run ./scripts/county-lookup.sh for FL county clerk sites.