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Cuyahoga County Land Bank - has their 'EYE' on flippers - Land Bank Complaints Scams Fraud Flippers
Submitted by Gone Fishin on Thu, 04/04/2013 - 07:01.
Gus Frangos - president of the county land bank -works hard to eliminate blight in our neighborhoods. Frangos fights blight and should be awarded for his hard work.
Although Frangos has done many great things in our community, his most overlooked and under appreciated contribution is noted below.
READ here for details on Gus Frangos biggest contribution to our community:
Talk with the Boss: Gus Frangos, head of Cuyahoga Land Bank
According to the Plain Dealer's story on the county's land bank, Gus Frangos aka Con Artist ( http://realneo.us/content/gus-frangos-president-cuyahoga-county-land-bank-con-artist-jesus ) was quoted below:
You sell houses to rehabbers for $2,000 to $15,000? Seems like an invitation to flippers.
"The deed and escrow program only sells to private owners and private rehabbers under certain conditions. We develop the specs for how the property should be rehabbed. We don't want people who just slap a coat of paint on the property then try to resell it. We developed this system called "the eye" that checks to determine whether that person has been involved in a chain of flippers, if they have been chronically tax delinquent or chronically in housing court. If you agree to the specs, we'll sell you the property for say $5,000. But first you must pull the permits, close the permits out, and then we will deliver you the deed. This way I am still controlling it. "
The 'eye' is blind:
JASON BROOKS is the agent and/or incorporator for numerous LLCs filed with the Ohio Secretary of State.
Jason Brooks is named agent and/or incorporator for Bysns Group LLC, AMERICAN ASSETS GROUP, LLC, BD CLEVELAND INVESTMENT, LLC, BISKAT USA, LLC, DC REAL SOLUTIONS LLC, EXTREME INVESTMENT LLC, ML CLEVELAND INVESTMENT, LLC, MR CLEVELAND INVESTMENT, LLC, NATIONAL ASSET GROUP - NAG, LLC (NATIONAL ASSET GROUP, NEIGHBORHOOD ACTION PARTNERSHIP LLC, RF CLEVELAND INVESTMENT, LLC, RR CLEVELAND INVESTMENT, LLC, SARTRE FOUR, LLC, SARTRE, LLC, THE BYSNS GROUP LLC, TWO ACES RE MANAGEMENT, LLC, TWO ACES, LLC, YDE CLEVELAND INVESTMENT, LLC, YF CLEVELAND INVESTMENT, LLC, YS CLEVELAND INVESTMENT, LLC, THE JLR GROUP LLC, LB PROPERTY MANAGEMENT GROUP LLC.
Many of the LLCs are for out-of-state investors located in Florida, California and Maryland- hungry for cheap real estate in Cuyahoga County. Anxious to flip property for a quick profit. The exact same scenario in which caused the county's land bank formation in the first place.
Jason Brooks is the 'go to guy' for property in the Cuyahoga County Land Bank and Cleveland Community Development Corporations.
The Cuyahoga County Land Bank and Cleveland Community Development Corporations have 'given' or sold numerous properties at a very low cost to several of the LLCs connected to Jason Brooks. Jason Brooks is one of the top beneficiaries of free or nearly free property in Cuyahoga County-especially in Cleveland, Ohio.
1. 610 East 102 transferred from Glenville Development for $ 6000
2. 2212 Natchez transferred from County Land Bank to Northwest Mechanical on 9/11/12 for $0 then on same date to Two Aces for $17,000
3. 630 East 103 transferred from Glenville Development for $6000
4. 19501 Meredith transferred from County Land Bank for $0
5. 22260 Felch transferred from County Land Bank for $0
6. 17914 McCracken transferred from County Land Bank for $0
7. 15803 Delrey transferred from Harvard Community Service Center for $2000
8. 4101 East 175 transferred from Harvard Community Service Center for $2000
9. 5197 Catherine transferred from County Land Bank for $0
10. 5212 Catherine transferred from County Land Bank for $0
11. 4505 West 150th Street transferred from County Land Bank on 3-30-12 for $0 and sold on 4-12-12 for $10,000
12. 19001 Nitra transferred from County Land Bank for $0 on 5-2-12 and sold on 5-20-12 for $ 9,000
13. 122 Harriman transferred from County Land Bank for $0 on 6-13-12 and sold on 6-26-12 for $10,000
14. 4378 Metropolitan transferred from Kamms Corners Development for $7,049 on 2/27/13
Jason Brooks is also mentioned in this complaint which has been filed with the Cuyahoga County Fiscal office. http://realneo.us/content/con-artist-gus-frangos-president-cuyahoga-county-land-bank-con-artist-safeguard-properties-o#comment-33954
The complaint revolves around two properties in the Cuyahoga County Land Bank, a deal made in a coffee shop made with an out-of-state investor and another LLC which received the property from the county land bank, and the suspicious LLCs failure to 'pay his dues'. The LLC failed to give the out-of-state investor his profit from one of the properties that sold within two hours of the land bank transaction for a profit of over $50,000.
The agent for Northwest Mechanical LLC that received two properties from the county land bank and failed to 'pay his dues' on the profit , Theodore Ennis, owes Cuyahoga County nearly $10,000 for delinquent property taxes dating back to 2008. Ennis also failed to timely pay his property taxes for several years on a empty lot that was given to him from the land bank.
Jason Brooks' name has come up repeatedly during my research on the county's land bank. His name has appeared for numerous property transactions, as a contractor, as an agent/incorportor for numerous LLCs, and as a defendant in a lawsuit filed by a local councilman.
One has to wonder who is Jason Brooks connection in Cuyahoga County- Cleveland, Ohio area??? Why is the Cuyahoga County Land Bank and Cleveland community development organizations willing to hand over free or nearly free property to Jason Brooks?
The numerous LLCs filed with the Secretary of Ohio list Jason Brooks address as 17201 Judson Avenue in Cleveland, Ohio. Mail from the Secretary of Ohio regarding the numerous LLCs is delivered to 17201 Judson Avenue.
March 2007 – Present (6 years 1 month) Cleveland/Akron, Ohio Area
The B.Y.S.N.S. GROUP L LC Bringing You Sustainable Neighborhood Solutions.
March 2008 – December 2011 (3 years 10 months)
National Asset Group
September 2006 – October 2007 (1 year 2 months)
Although Jason Brooks states that he was a consultant for National Asset Group, there is also connections to a Jason Brooks and National Asset Management Group.
Jason Brooks states that his consulting ended in 2007; however both real estate transactions with a Jason Brooks and National Asset Management Group were after 2007:
21, N/A, Buyer: Jason Brooks. Seller: National Asset Management Group Inc. Single Family 11440 Carolina Road. 4.0 | 2.0 | 2760. Aug. 20, $21,000, Buyer: ...
DEQC - DEED - QUIT CLAIM NATIONAL ASSET MANAGEMENT GROUP INC JASON BROOKS Date Recorded: 08/21/2008 Parcel No. 111 15 012 Selling price $0
The county fiscal office shows over 200 real estate transactions for National Asset Management Group.
National Asset Management Group is an out-of-state investor in real estate that has greatly contributed to the foreclosure crisis.
Numerous cases have been filed in Cleveland Housing Court relative to National Asset Management Group, and Cleveland Housing Court has issued five warrants against National Asset Management Group. http://www.clevelandhousingcourt.org/hc_wc_t.pdf
Thousand and thousands of dollars in unpaid fines for the mess that this out-of-state investor left behind.
At one point, a "Jason Jones" made contact with the court relative to one of National Asset Management's criminal cases:
2008 CRB 037416 STATE OF OHIO / CITY OF CLEVELAND -VS- NATIONAL ASSET MANAGEMENT GROUP RLP
Judgmet liens in excess of $375,000 were filed against National Asset Management Group for failure to pay their fines in Cleveland Housing Court.
Six delinquent property tax foreclosures were filed against National Asset Management Group.
Will history repeat itself with the 26 LLCs connected to Jason Brooks and the out-of-state investors?
Will Jason Brooks continue to receive free or nearly free property from the Cuyahoga County Land Bank and community development organizations?
This is where your HUD dollars are going. The taxpayer's money is going to LLCs such as Sartre LLC -who is out to make a quick dollar flipping property.
Sartre was founded in January of 2009 to take advantage of opportunities presented by changes in the housing market. One of these opportunities arose from rapid increase in mortgage foreclosures. When financial institutions which acquired these properties from foreclosure seek to distribute these properties they often have to sell them at distressed prices. SARTRE’s primary acquisition strategy was to purchase homes in “bulk quantity,” typically hundreds of homes in a single contract, thereby negotiating even greater price concessions than what could have been achieved on a house by house basis. SARTRE’s primary sales strategy was to sell the homes to local investors and end users through a national network of qualified real estate agents who specialize in foreclosure resales.
This foundation has now uniquely positioned SARTRE to capitalize on a very sensible yet dynamic multi-market Real Estate investment strategy with capital preservation as our first objective. http://sartrellc.com/
Our focus is two fold. We will continue to buy and sell residential real estate for short-term profits. Our success in this niche cannot be ignored. Our main thrust will be to continue to accumulate and manage a portfolio of undervalued, income producing residential and commercial assets. We will only purchase property which meets a rigorous criteria founded upon two simple objectives: preservation of investor capital combined with superior return potential. http://sartrellc.com/?page_id=5
Sartre LLC's complaint relative to "Screw Job Northwest Mechanical LLC" mentions funds going to Neighborhood Action Partnership LLC.
Jason Brooks from Two Aces LLC is also the agent for Neighborhood Action Partnership LLC.
The top beneficiaries of land bank property are all LLCs and connected to each other.
The Cuyahoga County Land Bank AND Community Development Organizations are giving or nearly giving away tax payer property so the shell LLC's can flip the property for a profit. WHY?
Wonder what percentage of the profit goes to Gus Frangos and his shell LLCs???
Sartre LLC is an investor from California and his comments relative to the screw job are below:
$1,442 received to Neighborhood Action Partnership, LLC from Northwest Mechanical, Inc per agreement.
10/21/11 – On behalf of SARTRE, LLC, and Name of Neighborhood Action Partnership, LLC OH, Peter Brady transfers two $5,000 deposits to Thoroughbred Title Agency for the purchase of 18801 Rockland Ave.Cleveland, OHand 4487 W. 149thCleveland,OH. These wires are acknowledged by Annette R. Rodriguez and Escrow officer Lynn Wolski of Thoroughbred Title Agency. Angela Whitaker, Ian Ahern, Jason Brooks and Jeramy Ennis are all cc’d on correspondence.
11/02/11 – Jeramy Ennis faxes to SARTRE, LLC (CA) a ratified and notarized copy of “The Agreement” stating SARTRE, LLC (CA) owns 88% of each home and that when the Deed is transferred from its owner it is to be vested in the Name of Neighborhood Action Partnership, LLC OH and the homes will be jointly owned.
10/21-12/16/11 – Neighborhood Action Partnership, LLC OH invests and additional $7,802.89 in materials through direct payments to vendors. Lowes and on 11/17/11 a wire for $4,372.52 to Northwest Mechanical, Inc. for reimbursements of material costs. Neighborhood Action Partnership, LLC OH also incurs another $232.77 in insurance expense.
Photos of the property that Cuyahoga County Land Bank sold to Screw Job Northwest Mechanical and are now in disupute with an out of state investor- Sartre LLC - mentioned above:
18801 Rockland Cleveland, Ohio
4487 West 149th Street, Cleveland, Ohio
I thought one of the main purposes of the county's land bank was to keep property out of the hands of out-of-state investors.
Turns out the County's Land Bank and other community organizations are literally GIVING away property to an out-of-state investor based out of Florida.
"Giving away" as in FREE.
Two Aces Re Mgmt, LLC: http://www.newcompanylisting.com/06-27-12/Miami-Dade/two-aces-re-management-llc.htm
Kamms Corners Development and"Screw Job" Northwest Mechanical LLC
On April 13, 2012, Kamms Corners Development GAVE the property located at 14724 Grapeland to "Screw Job" Northwest Mechanical.
On June 26, 2012, "Screw Job" Northwest Mechanical sold the property for $22,805:
On February 16, 2013, Kamms Corners Development sold the property located at 15807 Westdale to "Screw Job" Northwest Mechanical for $6,869:
"Screw Job" Northwest Mechanical filed a mechanics lien against Old Brooklyn Development for the property located at 3307 Altoona Road. The lien was for unpaid work done on the property. The lien against Old Brooklyn was later released / satisifed:
The agents for "Screw Job" Northwest Mechanical- Theodore and Jeramy Ennis use the address of 3001 Monroe, Cleveland, Ohio.
The screw job agents for this LLC have NOT paid property taxes since 2007 on the property located at 3001 Monroe Avenue - which is in their name - and currently owe $ 9,603.94
According to the Cuyahoga County Land Bank rules, these screw jobs are NOT ALLOWED TO PURCHASE -OR RECEIVE FOR FREE -PROPERTY FROM THE COUNTY LAND BANK WHEN THEY ARE TAX DELINQUENT
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