Learn, Purpose and Service.
The Title Desk
Solving the Deals Others Walk Away FromZach and Sara Thomas are turning stuck title files into closed deals — and teaching investors, wholesalers, agents, and title pros how to do the same. Bring us the deal everyone else walked away from. We'll find what's possible.
Four Pillars
Everything The Title Desk does rolls up to these four things.
Educate to Invest
Real files, real strategy — live weekly, no theory-only content.
Acquire Strategically
Title curative and heir research that turns stuck deals into closable ones.
Dispose Profitably
JV structuring and buyer placement to get the deal to a clean, closed exit.
Mindset & Community
Investors, Realtors, and title pros learning and referring deals to each other.
People. Purpose. Service.
Two Paths. One Team Behind Both.
However you find us, you land in the same place — with a team that's spent hundreds of thousands of hours resolving exactly this kind of file.
Join The Title Desk
Live Tuesday/Thursday/Friday sessions on dirty title, acquisitions, and investing strategy — $35/mo. Members surface real deals in community over time, and every session is a chance to bring a stuck file to the table.
See the Weekly CadenceSubmit a Title Matter
A short intake form — no 40-field application. Zach & Sara's team triages every submission personally: simple curative or research work routes straight to Hiraeth Ventures; JV, equity, or complex deals route to a structured partnership conversation.
Submit a MatterBoth Paths Lead To → Hiraeth Ventures LLC — Research, Curative Work & Closing
Five Ways We Help
Education for the deals you'll do yourself. A team for the ones you won't.
Title Curative & Heir Research
Via Hiraeth Ventures — resolving broken chains, missing heirs, lien clouds, and defects that stop deals cold.
JV Partnership
Bring a stuck title, heir, or probate matter. Partner with Hiraeth on resolution and deal structuring — revenue share, equity, or fee-for-service, depending on the matter.
Weekly Live Education
Tuesday Q&A, Thursday Pro Deep Dive, Friday Networking Roundtable — real files, real strategy, no theory-only content.
Embedded TC Support
$399/mo paralegal-backed transaction coordination for active investor operations — Hiraeth's monthly partnership, offered here too.
Community
Investors, Realtors, builders, wholesalers, and title professionals learning together — and referring deals to each other.
Zach Thomas
Sara Thomas
Co-Founders, The Title Desk
Hundreds of thousands of hours of real-world real estate closing experience. NC Notary. The team behind Hiraeth Ventures LLC — finding what others can't, and teaching investors, wholesalers, and title pros how it's actually done.
Leland, NC · Nationwide
Taught by the People
Who Actually Do the Work
Zach and Sara Thomas founded The Title Desk to teach what their team has built over hundreds of thousands of hours in real-world real estate closings: finding what others can't. Through Hiraeth Ventures LLC, the title curative and heir research firm behind the work, their team resolves the files that stall at every other desk — broken chains, missing heirs, unprobated estates, uninsurable title.
The Title Desk community exists so investors, wholesalers, Realtors, and title professionals can learn how this work actually gets done — and bring their own stuck deals directly to the team that solves them.
- Hundreds of Thousands of Hours in Real Estate Closings
- NC Notary Public
- Co-Founders, The Title Desk
- Nationwide Title Curative Work
- Heir & Genealogy Research
- Live Weekly Community Teaching
Learn. Network. Grow.
Master dirty title, acquisitions, investing, and real estate strategies while helping others succeed.
Live Title Desk Q&A
Solve member deals and title issues live — bring your file, get real answers.
Deep Dive Masterclass
One advanced topic per week — heirship, curative strategy, creative finance, and more.
Networking Roundtable
Deal reviews, case studies, and guest speakers from across the investor and title world.
Submit a Title Matter
Five minutes to submit. Zach & Sara's team reviews every matter personally — no gatekeepers.
JV Partnership Program
Bring us the deal stuck behind broken title, missing heirs, or an estate no one else could resolve. Hiraeth Ventures — our title curative and JV partner — structures the deal, does the research, and gets it to closing.
| Revenue Share | Negotiated per matter |
| Equity Participation | Negotiated per matter |
| JV Structuring | Included |
| Title Curative & Research | Included |
| Buyer Placement | Included |
| Full Contract-to-Close Support | Included |
| Deposit | None — $0 due upfront on JV matters |
| Payment | Paid out of the deal at closing |
Applies to matters structured as a JV partnership. Standalone fee-for-service work and the $399/mo Embedded TC Support subscription follow Hiraeth's separate fee schedule.
Referral Partners
Companies we trust to send deals to — and who trust us to send deals back.
Rehab Wallet
RAH Signings
Mobile Notary Services
Velocity AdvantageTransactional Funding
Placeholder slots — send over the company names (and logos, if you have them) and these get swapped in.
Coordination & Curative Work
Hiraeth Ventures
The Title Desk is the community. Hiraeth Ventures LLC is the paralegal-led team inside it — nationwide heir & genealogy services and transaction coordination support that actually does the coordination and curative work behind every matter. All fees established at engagement. No billing surprises.
Monthly Investor Partnership
Subscription| Monthly Investor Partnership — Full TC & Paralegal TeamUnlimited basic document review, contract & assignment review, investor transaction support, file management & coordination, email support, and nationwide coverage. | $399Per Month |
Consultation
Intake| Service | Fee |
|---|---|
| Standard Consultation (30 min)Available for all inquiries. | $125 |
| Extended Consultation (1 Hour)Only when no file, research, or transaction is being submitted. | Custom Rate |
Heir & Genealogy Research
Nationwide| Service | Fee |
|---|---|
| Intake DepositRequired to open file. Applied toward total fees. | $250Non-Refundable Deposit |
| Preliminary ReportInitial scope, viability, and research direction. | $250 |
| Full Heir Search — Tier IStandard complexity. Defined estate, limited generations. | From $2,500 |
| Full Heir Search — Tier IIModerate complexity. Multiple lines, restricted records. | From $3,500 |
| Full Heir Search — Tier IIIHigh complexity. Multi-generational, multi-state. | From $4,500 |
| Full Heir Search — Complex / CustomExtended lineage, multi-estate, or litigation-grade documentation. | $5,000+ |
Tier placement confirmed after preliminary report. All fees quoted before full engagement. Deposit applied to balance.
À La Carte Transaction Services
No Subscription| Service | Price | Deposit* |
|---|---|---|
| Cash Wholesale Transaction | $799 | $250 |
| Novation Transaction | $1,099 | $500 |
| Subject-To Transaction | $1,299 | $500 |
| Subject-To w/ Land Trust Formation | $1,799 | $1,000 |
| Seller Finance Transaction | $1,299 | $500 |
| Wrap Mortgage Transaction | $1,499 | $500 |
| Note Formation Package | $1,000 | $500 |
| Memorandum Preparation & E-File | $90 | Paid Before Filing |
| Land Trust Formation Only | $799 | $500 |
| Beneficial Interest Assignment | $199 | Paid Upfront |
| Purchase Agreement Review | Included w/ Monthly Plan | N/A |
| Novation Agreement Review | $149 | Paid Upfront |
*Deposit applies to non-subscriber, one-off engagements. Active $399/mo Monthly Partnership members pay $0 deposit on Cash, Novation, Subject-To, Seller Finance, Wrap Mortgage, and Note Formation transactions — full fee due at closing.
Abstract Research
Custom ScopeTitle & Probate Services
Per MatterTitle Curative Services
Case-by-CaseAll curative work is evaluated and priced on a case-by-case basis after file review — no flat rate is quoted before the defect is identified and scoped.
Investor Support Services
Monthly IncludedJV Partnership Program
StructuredDeposit schedule below applies to non-subscriber, one-off engagements. Active $399/mo Monthly Partnership members: $0 deposit — full transaction fee due at closing.
Reading & Explainers
Short reads on the topics that come up most. For the full fee schedule, see the Hiraeth Ventures section above.
What Is Title Curative?
The basics of resolving defects that keep a title from being insurable.
What Happens When an Heir Can't Be Found?
How missing-heir research works, and what it means for your closing timeline.
JV vs. Fee-for-Service: Which Fits Your Deal?
How to decide whether to partner on a matter or simply pay for the work.
Heir Property in NC/SC: What Investors Need to Know
Regional heir-property basics every Carolinas investor should understand.
Bring Us the Deal
Everyone Else Walked Away From.
Join the community to learn how this work gets done — or submit your matter directly and let Zach & Sara's team take a look.