Deep Prospecting

Deep prospecting is the manual research process for identifying and verifying decision-makers (owner/heir/executor) when standard skip tracing fails. Core philosophy: "When everyone hits a wall, we bring a shovel."

When to Use This Skill

• Skip trace returned no usable phone numbers
• Called 3+ attempts with no contact
• Vacant mailing address discovered
• Return mail (bad address)
• Probate cases (often only docket number available)
• Entity/LLC ownership (need actual decision-maker)
• Conflicting owner/address information in public records

Input Requirements

User provides any combination of:

• Property address
• Owner name (full or partial)
• Filing/docket number
• Probate case information
• Foreclosure notice details
• Any distress record data

Workflow Overview

1. Auto-select research level (L1/L2/L3) based on input
2. Execute mandatory source checks for selected level
3. Build ownership/title analysis
4. Resolve identity variants (if applicable)
5. Map family tree (if deceased owner)
6. VERIFY heir alive/dead status (recursive until living heirs found)
7. Identify decision-maker(s) from VERIFIED LIVING heirs only
8. Skip trace decision-maker at TruePeopleSearch, FastPeopleSearch, and CyberBackgroundChecks
9. Compile skip trace results (phone numbers, emails, associates)
10. Deliver formatted research pack with contact info included

Level Selection Logic

L1 Initial Block → Skip trace yielded no usable mobiles; verify with light public records

• Trigger: No phone numbers returned, but owner appears alive and reachable
• Focus: Cross-verification and simple public record lookups

L2 Address/Name Variation → Conflicting/incomplete owner/address/name; resolve via title/deed chain + history

• Trigger: Public records show conflicting information, multiple name variants, or incomplete data
• Focus: Title work (deeds), Google dorking, property history

L3 Deceased Owner/Heirs → Owner likely deceased; identify living decision-maker via obits/genealogy

• Trigger: Owner appears deceased, heir/executor contact unknown
• Focus: Obituaries, Ancestry, newspapers, family tree mapping, heir verification loop

Source Checklist by Level

L1 Baseline Sources

• County Assessor/CAD (ownership & mailing)
• Recorder/Deed image (names, middle initials, instrument type)
• Google dorking on owner/address (site:, intitle:, filetype:)
• Tax payment history (or FOIA path if not public)
• Clerk civil/criminal/dockets (owner + co-owners)
• Skip trace completed at TruePeopleSearch, FastPeopleSearch, and CyberBackgroundChecks

L2 Sources (add to L1)

• Deed chain (last 3-5 instruments) + instrument type
• Name-variant sweep (aliases, maiden/married, initials)
• Cross-county property/recorder/docket searches from address history

L3 Sources (add to L1 as needed)

• Obituaries: Legacy.com, Newspapers.com, FindAGrave, Ancestry
• Minimal family tree (spouse/children/siblings + current cities)
• Heir Verification Loop (verify alive/dead status for each heir)
• Decision-maker identification (executor/surviving spouse/oldest child) - from verified living heirs only
• Skip trace completed for decision-maker at TruePeopleSearch, FastPeopleSearch, and CyberBackgroundChecks

Research Execution

Phase 1: Initial Verification and Title Review

Step	Action	Purpose
1.0	Verify Current Ownership	Confirm seller still owns property; check for recent sales
1.1	Review the Deed (Critical)	Analyze for middle initials, relationships, transaction type (arms-length, quitclaim, inherited)
1.2	Identify Title Issues	Look for installment agreements, multiple owners/heirs
1.3	Initial Google Search	Use owner name + property address with dorking operators

Phase 2: Genealogy & Historical Research (L3)

Step	Action	Purpose
2.0	Search for Obituaries	Find survivors, spouses, relationships
2.1	Newspapers.com Deep Dive	Historical mentions, city directories, marriage announcements
2.2	Map the Family Tree	Build tree from obituaries and deeds
2.3	"Go Back to Go Forward"	Use older records to find new leads

Phase 2.5: Heir Verification Loop (L3 - CRITICAL)

Purpose: Verify each identified heir is alive before adding as potential decision-maker. If deceased, find THEIR heirs and repeat until living heirs are confirmed.

Verification Process

FOR EACH heir identified in Phase 2:
    1. Search for heir's obituary/death record
    2. Check FindAGrave for burial record
    3. Search "[HEIR NAME] obituary [CITY/STATE]"
    4. Check Ancestry death records if available
    
    IF heir confirmed ALIVE:
        → Mark as ✓ (verified living) in heir map
        → Add to potential decision-maker list
        
    IF heir confirmed DECEASED:
        → Mark as † (deceased) in heir map
        → Record DOD if found
        → Search for THEIR obituary to find survivors
        → Add their heirs to verification queue
        → REPEAT verification process for new heirs
        
    IF status UNCERTAIN:
        → Mark as ? (unverified) in heir map
        → Note last known activity date
        → Include in decision-maker list with LOW confidence

Verification Sources (in order of reliability)

Source	What to Look For	Reliability
FindAGrave	Burial record, DOD, family links	HIGH
Legacy.com	Obituary with survivors listed	HIGH
Newspapers.com	Death notice, obituary	HIGH
Ancestry Death Records	SSN death index, state records	HIGH
Google "[Name] obituary [City]"	News articles, funeral home posts	MEDIUM
TruePeopleSearch/FastPeopleSearch	No record found or "Deceased" notation	MEDIUM
No recent activity (10+ years)	Indirect indicator only	LOW

When to Stop the Loop

• All identified heirs verified as living OR
• Found at least 2-3 verified living heirs with decision-making authority OR
• Reached 3rd generation with no living heirs found (escalate to L4/attorney)

Phase 3: Locating the Target (Verified Living Heir/Executor)

Step	Action	Purpose
3.0	Identify the Target	Select from verified living heirs only
3.1	Search for the Target	Use full name, city, estimated age
3.2	Cross-Reference and Validate	Use second source to validate
3.3	Document Findings	Record all valid contact numbers

Decision-Maker Priority (from verified living heirs):

1. Named executor (if probate filed)
2. Surviving spouse
3. Oldest living child
4. Sibling (if no spouse/children)
5. Grandchild (if children deceased)

Manual Skip Trace Execution (3-Site Waterfall)

After identifying the decision-maker(s), run them through all three sites in order. Each site pulls from slightly different databases, so hitting all three maximizes your chance of getting a working number. Browse each site directly using the browser tools.

Site 1: TruePeopleSearch.com (Primary)

The "King" of free skip tracing and the first stop for every manual trace. It often surfaces a high volume of wireless numbers and landlines, plus previous addresses that help confirm absentee owners who recently moved.

How to search:

1. Navigate to https://www.truepeoplesearch.com
2. Search by name: {FULL NAME} in {CITY, STATE}
3. If name search is too broad, use the address search: {PROPERTY ADDRESS} or {TAX MAILING ADDRESS}
4. Scroll past the "Sponsored Results" (they look like buttons) — the free data lives in the plain-text "Details" section below
5. Record: all phone numbers (mobile + landline), current/previous addresses, age, associated names

What to capture:

• Phone numbers (label as mobile/landline where shown)
• Current and previous addresses (confirm against property/tax records)
• Associated people / relatives (cross-reference with heir map if L3)
• Age (confirm against deed/obit timeline)

Site 2: FastPeopleSearch.com (Backup / Cross-Reference)

The strongest alternative to TruePeopleSearch. Many investors report it pulls from a slightly different database, so it can unlock leads the first site misses. Clean layout makes it easy to copy/paste into a CRM.

How to search:

1. Navigate to https://www.fastpeoplesearch.com
2. Search by name: {FULL NAME} in {CITY, STATE}
3. If name returns too many results, try address search with {KNOWN ADDRESS}
4. Record any NEW phone numbers or addresses not already found on TruePeopleSearch
5. Pay attention to "Also Known As" names — useful for L2 name-variant cases

What to capture:

• Any phone numbers NOT already found on TruePeopleSearch
• Email addresses (sometimes shows these more reliably)
• "Also Known As" aliases (feed back into L2 name variant sweep)
• Current address (cross-reference for validation)

Site 3: CyberBackgroundChecks.com (Deep Data / Associates)

A newer favorite in REI communities for its depth on email addresses and associates. The "Possible Associates" and "Relatives" lists are especially valuable for probate leads and elusive landlords — calling a relative is often the best route.

How to search:

1. Navigate to https://www.cyberbackgroundchecks.com
2. Search by name: {FULL NAME} in {CITY, STATE}
3. Focus on the "Possible Associates" and "Relatives" sections
4. Record any NEW contacts, email addresses, and associate names not found on the first two sites

What to capture:

• Email addresses (this site is often the best source for these)
• "Possible Associates" list (business partners, neighbors, co-signers)
• "Relatives" list (cross-reference with heir map; may reveal heirs you missed)
• Any additional phone numbers

Skip Trace Validation

After running all three sites, cross-reference the results to build confidence:

High-Confidence Match (ready to dial):

• Same phone number appears on 2+ sites
• Associated addresses include subject property or tax mailing address
• Relatives/associates match names from deeds, obits, or heir map
• Age band fits deed history and obit dates

Medium-Confidence Match (dial but verify):

• Phone number appears on only 1 site
• Address matches but no relative/associate confirmation
• Name variant matches but slightly different city

Low-Confidence Match (verify before investing time):

• Only partial name match
• No address overlap with known records
• No relative/associate cross-reference

Heir Map Template (L3)

When deceased owner identified, create visual heir map with verification status:

Decedent: † {DECEDENT FULL} (DOD {YYYY-MM-DD}) [{CITY, ST}]
│
├─ Spouse/Partner:
│  └─ {STATUS} {SPOUSE FULL} [{CITY, ST}] {DOD if deceased}
│
├─ Children:
│  ├─ {STATUS} {CHILD 1} [{CITY, ST}] {DOD if deceased}
│  │   └─ Grandchildren (if Child 1 deceased):
│  │       ├─ {STATUS} {GRANDCHILD 1A} [{CITY, ST}]
│  │       └─ {STATUS} {GRANDCHILD 1B} [{CITY, ST}]
│  │
│  ├─ {STATUS} {CHILD 2} [{CITY, ST}] {DOD if deceased}
│  │   └─ Grandchildren (if Child 2 deceased):
│  │       └─ {STATUS} {GRANDCHILD 2A} [{CITY, ST}]
│  │
│  └─ {STATUS} {CHILD 3} [{CITY, ST}]
│
└─ Siblings:
   ├─ {STATUS} {SIBLING 1} [{CITY, ST}]
   └─ {STATUS} {SIBLING 2} [{CITY, ST}]

STATUS MARKERS:
  †  = Verified DECEASED (with DOD if known)
  ✓  = Verified LIVING (confirmed no death record)
  ?  = UNVERIFIED (status unknown, needs confirmation)
  ★  = Executor (confirmed via probate filing)
  ▸  = Recommended decision-maker (verified living + authority)
  ●  = Current living owner (confirmed on title/deed)

Heir Map Example (with verification)

Decedent: † John Robert Smith (DOD 2019-03-15) [Dallas, TX]
│
├─ Spouse:
│  └─ † Mary Jane Smith (DOD 2022-08-20) [Dallas, TX]
│
├─ Children:
│  ├─ † Robert John Smith Jr. (DOD 2021-01-10) [Fort Worth, TX]
│  │   └─ Grandchildren:
│  │       ├─ ✓ ▸ Michael Robert Smith [Austin, TX] ← DECISION-MAKER
│  │       └─ ✓ Jennifer Smith-Lopez [Houston, TX]
│  │
│  ├─ ✓ Susan Smith-Williams [Plano, TX]
│  │
│  └─ ? David Allen Smith [Last known: Arlington, TX, 2015]
│
└─ Siblings:
   └─ † William Smith (DOD 2018-05-22) [Oklahoma City, OK]

VERIFICATION SUMMARY:
- Verified Living: Michael R. Smith, Jennifer Smith-Lopez, Susan Smith-Williams
- Verified Deceased: Mary Jane Smith, Robert John Smith Jr., William Smith
- Unverified: David Allen Smith (no recent records, possible deceased)
- Recommended Decision-Maker: Michael Robert Smith (oldest grandchild, verified living)

Deliverable Format

Output a research pack with these sections (headings + bullets only, no JSON):

## 1) Level Selected & Why
[State L1/L2/L3 and the specific reason]

## 2) Source Checklist
[Mark [x]/[ ] with 1-line notes for each source checked]

## 3) Title & Ownership
- Current owner(s)
- Instrument type summary
- Red flags (QCD, installment/contract, etc.)

## 4) Identity Resolution (if variants exist)
- Which variant won & why (1-2 lines)

## 5) Genealogy/Heir Findings (if family/estate elements)
- Obit links found
- Survivors identified
- Relationship notes

## 6) Heir Verification Summary (L3 required)
- Total heirs identified: [#]
- Verified living: [# and names]
- Verified deceased: [# and names with DODs]
- Unverified: [# and names with notes]
- Generations searched: [1st/2nd/3rd]

## 7) Heir Map (L3 required; L1/L2 if relationships relevant)
[ASCII tree per template above WITH verification status markers]

## 8) Decision-Maker Identified
- Name: {FULL NAME}
- Relationship: {owner/heir/executor/spouse}
- Verification Status: {✓ Verified Living / ? Unverified}
- Current Address: {best known mailing address}
- Estimated Age: {age range based on records}
- Confidence: {HIGH/MEDIUM/LOW with reasoning}

## 9) Skip Trace Results
[Include the formatted results card - see template below]

Skip Trace Results Output

At the end of research, after browsing all three skip trace sites, compile findings into a Skip Trace Results Card:

═══════════════════════════════════════════════════════════
                  SKIP TRACE RESULTS
═══════════════════════════════════════════════════════════

DECISION-MAKER: {FULL NAME}
  Relationship: {owner/heir/executor/spouse}
  Status:       {✓ Verified Living}
  Est. Age:     {AGE RANGE}

─── PHONE NUMBERS ────────────────────────────────────────
  #  | Number          | Type     | Source(s)       | Confidence
  1  | (xxx) xxx-xxxx  | Mobile   | TPS, FPS        | HIGH
  2  | (xxx) xxx-xxxx  | Landline | TPS             | MEDIUM
  3  | (xxx) xxx-xxxx  | Mobile   | CBC             | MEDIUM

─── EMAIL ADDRESSES ──────────────────────────────────────
  1  | xxxx@xxxxx.com  | CBC, FPS
  2  | xxxx@xxxxx.com  | CBC

─── ADDRESSES ────────────────────────────────────────────
  Current:  {ADDRESS} (confirmed on TPS + FPS)
  Previous: {ADDRESS} (matches tax mailing)

─── ASSOCIATES & RELATIVES ──────────────────────────────
  • {NAME} - {RELATIONSHIP} - {CITY, ST} (from CBC)
  • {NAME} - {RELATIONSHIP} - {CITY, ST} (from CBC)

─── VALIDATION ───────────────────────────────────────────
  ☑ Phone on 2+ sites    ☑ Address matches records
  ☑ Relatives match       ☑ Age fits timeline

BACKUP DECISION-MAKERS (also traced):
  • {NAME 2} · {CITY, STATE} · {RELATIONSHIP} · {PHONE}
  • {NAME 3} · {CITY, STATE} · {RELATIONSHIP} · {PHONE}

SOURCE KEY: TPS = TruePeopleSearch | FPS = FastPeopleSearch | CBC = CyberBackgroundChecks
═══════════════════════════════════════════════════════════

The user can dial directly from these results — no additional lookup step needed.

Key Tools Reference

Tool	Primary Use	Notes
County Deed Records	Title analysis, ownership verification	Look for middle initials, transaction types
Google Dorking	Narrowing search results	Use site:, intitle:, filetype: operators
Ancestry.com	Family trees, obituaries, death records	Essential for L3 cases
Newspapers.com	Historical mentions, directories, obituaries	Useful for pre-2000 records
FindAGrave	Heir verification, burial records, family links	Primary source for death confirmation
Legacy.com	Obituaries with survivor lists	Key for heir identification AND verification
TruePeopleSearch.com	Phone numbers, addresses, associates	Primary skip trace site; scroll past sponsored results
FastPeopleSearch.com	Phone numbers, emails, aliases	Backup skip trace; pulls from different database
CyberBackgroundChecks.com	Emails, associates, relatives	Best for deep associate/relative data; great for probate
Social Media/LinkedIn	Professional/personal contact info	Last resort for living heirs

Error Handling

If information cannot be found:

• Mark as [MISSING] in deliverable
• State the next action to resolve
• Suggest alternative search strategies
• Note if title attorney consultation recommended (L4 scenario)

Heir Verification Failures:

• If heir status cannot be verified after checking all sources, mark as "?" (unverified)
• Include unverified heirs in decision-maker list with LOW confidence
• Note: "Status unverified - recommend confirming before extensive skip trace investment"
• If ALL heirs are deceased or unverified through 3 generations, escalate to L4 (title attorney)