DEMOLITION in Cuyahoga County - Problem or Solution to Foreclosure Crisis?

Submitted by Gone Fishin on Mon, 02/04/2013 - 08:00.
SUPERIOR DEMOLITION AND EXCAVATING....Another Baumann Enterprise cancelled in 2007

Photo Dianna Hill

According to the Plain Dealer, city leaders and community development gurus believe demolition is the key to improving neighborhoods in Cuyahoga County and are requesting additional federal funds to complete their mission of demolishing everything in sight.  http://www.cleveland.com/metro/index.ssf/2013/02/what_to_do_with_vacant_homes_i.html

Historical homes that can never be replicated are torn to shreds despite the efforts of more sensible leaders to save these homes.

The leaders pushing for the additional funds believe that vacant homes contribute to the domino effect of foreclosures.

The conditions for possibly receiving additional federal funds for demolition purposes is to prove empirically that razing vacant structures reduces the number of foreclosures in surrounding areas.  If this can be proven, the federal government will consider offering more money for demolition.  Otherwise, the demolition money will run out at the end of 2013.

I don't think those pushing for additional funds will be able to prove that demolition reduces foreclosures.

In fact, my research shows an extremely high record of foreclosures relative to the delinquent property tax lien sale that these same officials that are pushing for additional funds have caused.  The record number of property tax foreclosures were filed during the same period of record demolition in Cuyahoga County.

In November 2011, Cuyahoga County sold delinquent property tax liens to Woods Cove, LLC.  The one year time period for home owners to redeem the liens has run out.   In 2012, Woods Cove filed 209 property tax foreclosures.   In 2013, Woods Cove has filed an additional 246 foreclosures with many more to be filed.

In 2011, Aeon Fincancial was named as a plaintiff for 864 civil cases- almost all foreclosures.    In 2012, Aeon was named as a plaintiff in 198 civil cases and most were foreclosures.

Since 2011, approximately 1527 foreclosures were filed in Cuyahoga County relative to the delinquent property tax lien process alone.  

Plymouth Park Tax Services, another scam predatory collector, was the purchaser of delinquent property tax liens in Cuyahoga County from 2004 thru 2008.  During this time period, Plymouth Park Tax Services was named plaintiff in 2212 civil cases filed in Cuyahoga County.  Most of the court filings were for delinquent property tax foreclosures.

From 2004 thru 2013 , approximately 3,739 delinquent property tax foreclosures were filed in Cuyahoga County.

Cuyahoga County property owners were sold out to predatory tax collectors.  The sell out to the predators has greatly contributed to the foreclosure crisis in Cuyahoga County as property owners are unable to fight off these thieves and are losing their properties in record numbers.

This is the direct result of the same officials that are now requesting additional federal funding.  They sold out the people of Cuyahoga County and intend to do so again in May 2013. 

The predatory tax collectors 'donated'  some of their property to the county's land bank for demolition purposes only.  Probably one of the reasons we are running out of money to demolish homes that really need demolition is because tax payers are footing the bill for the predators.

And the predatory tax collectors are leaving behind unsecured, vacant and vandalized property after they force out long time property owners over a couple thousand dollars.

These victims did not want to lose their property- many owned for decades and some mortgage free.  These foreclosures had nothing to do with any 'domino effect'. 

The property owners were sold out to predatory tax collectors who fail to pay their own property taxes and maintain their own property, and leave behind vacant and vandalized homes.  The same 'risky, out-of-state investors' that the county land bank is attempting to protect us from are the same out of state predatory tax collectors that our great protectors dragged into this county.

The predators are charging excessive fees, taking large sums of money from the victims, and then still kicking them to the curb:

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The former homeowner now resides in a homeless shelter.
 

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The victim leaving his home owned for nearly fifty years- for the last time.

http://realneo.us/content/plymouth-park-tax-services-aka-xspand-cuyahoga-county-victims-corruption-deserve-justice

 

 MORE SCAMS FROM THE PREDATORS:

The Wiggins family owned their property located at 17214 Lotus in Cleveland, Ohio since as far back as county fiscal office records go - January 1, 1975.

They lost their property via delinquent property tax foreclosure to CapitalSource fbo Aeon Financial Services.

In order to save the family's property owned for decades, the Wiggins family entered into a land contract with Aeon.

The terms are $18,500 for the return of the their family home owned for decades.  $8,000 down payment ( which is more than the Wiggins family liens owed to Aeon) and the $10,500 balance due in monthly installments with 8% interest.

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The Macon family owned their property located at 17116 Judson Drive since February 25, 1994.

They lost their property via delinquent property tax foreclosure to CapitalSource fbo Aeon Financial Services.

In order to save the family's property owned for 19 years, the Macon family entered into a land contract with Aeon.

The terms are $10,800 for the return of the their family home owned for 19 years.  $5,259 down payment ( which is more than the Macon family liens owed to Aeon) and the $5,541 balance due in monthly installments with 8% interest.

Although the recorded land contract would not mention any such fees,  I am curious to know the attorney fees involved with the land contracts, filing fees, land contract prepartion fees,  etc...

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Below is the aftermath of the officials decision -actual photos of the property left behind- mostly on the east side, minority concentrated areas. 

I call this the 'domino effect' :

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* My blogs expressing my Freedom of Speech Rights- especially on matters of public concern - are my opinion and not the opinion of my friends, family or employer*

 
 

 

( categories: )

2020-2025 Vision of Greater Cleveland is right on track....

Greener pastures are ahead....

 

City Planning Commission and Rokakis are all collusive players in the long term strategies, collaborations, and racket to ascertain millions in funds but neglecting to offer any of these opportunities to life long citizens to renovate and own them. They've made the bureacracy so mind boggling that average folks cannot even begin to understand the processes...it's easier to move away and never look back. The few hundred thousand left include elderly, disabled, and countless homeless...but you don't think that the landbank would work with voting blocks like the formerly encarcerated persons to become homeowners do you???? Nope...just keep adding up them quotas! 

 

Get 'em fisher.....you're doing great.

 

BTW--please edit your blog to fix this typo--Thanks.

"These victims did______- want to lose their property- many owned for decades and some mortgage free. These foreclosures had nothing to do with any 'domino effect'"

 

 

 

Always Appreciative, "ANGELnWard14"

$50,000 grant to study demolition

This $50,000 grant to study demolition is similar to the $50,000 "grant" Cuyahoga County paid to Plymouth Park Tax Services to study delinquent property tax liens.  http://realneo.us/content/plymouth-park-tax-services-aka-xspand-cuyahoga-county-victims-corruption-deserve-justice

Plymouth Park Tax Services studied hard.  They ripped off a lot of property owners , not only in Cuyahoga County but across the country.  Employees of Plymouth Park Tax Services studied a bit too hard and went to prison.

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Land Bank President - studied too hard or not enough?

I am still trying to figure out if Gus Frangos, President of the Cuyahoga County Land Bank, has studied the foreclosure crisis too hard or not enough.

Frangos has contributed to the foreclosure crisis himself, yet he is the great protector of the foreclosure crisis for the entire county.

Frangos has highly suspicious real estate transactions in Cuyahoga County including, but certainly not limited to;

 

1.   1158 East 61st Street,   Cuyahoga County case no. CV12773022.   Decision finalized 1/9/13.   Although the decision is not specific in the county's on-line records, it would be interesting to find out if this property is now going into the county's land bank.  Since Cuyahoga County was the plaintiff in this case, it is probably safe to assume the county will land bank this property.

So if 1158 East 61st Street is ordered into the county's land bank, would this create a conflict of interest with Gus Frangos picking and choosing who gets the property???

2.   CV12780529   Mortgage default case.  Settled and dismissed on 2/7/13.  Gus Frangos named as a sole defendant.

3.  CV1176659   Quinn Court Properties. ( according to Gus Frangos' agent Ladon Ruffin, Quinn Court Properties is owned by Gus Frangos) .  Settled and dismissed.

4.  CV11766581    Quinn Court Properties.  ( according to Gus Frangos' agent Ladon Ruffin, Quinn Court Properties is owned by Gus Frangos)  Settled and dismissed.

 

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* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

1158 E 61 LLC

1158 East 61st Street  -  delinquent property taxes $2,093.15     foreclosure granted and ordered for sheriff sale.

The property will be up for sheriff auction twice.  If there are no bidders, the property will default to the lein holder- Cuyahoga County.

And according to the official court document below, and sworn testimony, this property was owned by Gus Frangos. 

 Gus Frangos takes the so called 'expert on the foreclosure crisis'  to a entire new meaning.

Of all the nerve:

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* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Official complaint made

No learning how to report needed on my end.  County officials have ignored my complaint made in August 2012, so I took my complaint OUT of their incompetent hands.

From:  Miles, Adam amiles [at] osc [dot] gov
To:

Subject: White House Correspondence

Date:  Wednesday, January 16, 2013, 2:23 PM

Dear,,,,,,,, 

I am writing in response to your correspondence, which was forwarded to the U.S. Office of Special Counsel from the White House.  In you letter, dated November 8, 2012, you indicate that you would like to report wrongdoing.  The U.S. Office of Special Counsel (OSC) serves as a safe conduit for the receipt and evaluation of whistleblower disclosures.

 If you would like to disclose a violation of law, rule, or regulation; gross mismanagement; a gross waste of funds; an abuse of authority; and/or substantial and specific danger to public health or safty, you may file a whistleblower claim online, using OSC Form 12 (www.osc.gov/oscefile/), via fax at 202-254-3711, or by mail, Office of Special Counsel, 1730 M Street NW, Suite 218, Washington, DC  20036.

Please feel free to contact OSC at 202-254-3600 if you have any further questions,

  Sincerely,

Adam Miles

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

1188 East 61

Delinquent property taxes $8,952.15

 

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* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Receiving large loans and transfering property

There is a pattern of Gus Frangos transferring property from his name to a self-created LLC, obtaining large mortgages, transferring property with no mortgage release, and then alleged new owner not paying property taxes.

It reminds me of this http://www.youtube.com/watch?v=fFGZufk4HFs

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* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Den Demolition

I traced Den Demolition to the Frangos' family. 

 The responsible person listed for Den Demolition is Firdeo Satka. The listed address for this company is 13405 Lake Avenue, Lakewood, OHio.

The Satka family entered the real estate business by leasing Cleveland parking lots.  Satka might have been aided by unusual funding by St. Paul Creation Federal Credit Uniion and is being investigated for the unusual funding.  Satka has allegedly engaged in the shell game of hiding businesses under numerous LLC's- same as Gus Frangos.

Very interesting information on the Satka family here http://www.lovelakewood.com/blog/2012/07/22/credit-union-collapse-touches-noted-lake-ave-house/

According to a complaint filed in the United States District Court, the numerous fictitious entities created and/or controlled by the Satka family resulted in loans from  St. Paul Creation Federal Credit Uniion in the amount of $3,543,821 being reduced to a zero balance.    http://www.lovelakewood.com/pdf/law/120722_satka_aff.pdf

For a couple hundred dollars, one can simply create another LLC and continue on with the shell con game.

According to the Ohio Secretary of State business records, Gus Frangos has incorporated 132 businesses / LLC's and is/was the agent for 43 more entities.

 

I wonder if DEN DEMOLITION gets county contracts?  

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* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Attorney willing to be "individually" responsible for client

I have been in the legal profession for over 23 years and have never heard of an attorney willing to be "individually" responsible for their client's debts.  That excuse doesn't cut it for me:

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If Gus Frangos is not the owner of this property, why did he sign the document as being the owner:

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* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Frangos family versus Satka family

Gus Frangos incorporated 15315 Madison LLC and named Louis Frangos as an agent.

The property located at 15315 Madison Avenue transferred from 15315 Madison Avenue LLC to the Satka family on 6/28/04 for $320,000.

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Den Demolition

Owner of DEN DEMOLITION, Firdeo Satka, also has ties to 1020 Bolivar, LLC.

http://www.bizapedia.com/people/FIRDEO-SATKA.html

The same 1020 Bolivar LLC which has ties to the Frangos Group http://thefrangosgroup.com/1020bolivar.html

And the same 1020 Boliver LLC which houses the Cuyahoga County Workforce Development http://www.superpages.com/bp/Cleveland-OH/Employment-Connection-L0501391129.htm

At the time of my last research on 1020 Bolivar, this property was tax delinquent in the amount of  $62,328.72

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Algimantas Dailide was permanently deported from US

The person who allegedly signed the mortgage with 6311 St. Clair LLC in 2008,  Algimantas Dailide, was permanently deported from the US in 2002 due to his nazi war crimes.   http://www.justice.gov/opa/pr/2004/January/04_crm_017.htm

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Ladon Ruffin, the agent for 6311 St Clair swore under oath in 2011 that Gus Frangos owns the property located at 6311 St Clair:

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And county records show a recent judgment in the amount of $87,612.31 relative to 6311 St Clair LLC, JL 12 478293

No property taxes paid in years.  Delinquent property taxes owed $6,875.22.

This is the same property in which Gus Frangos agreed to be 'individually" responsible for the mortgage. 

Gus Frangos was recently sued over his failure to pay his mortgage:

 

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* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Satka Family

Lakewood Man Indicted for Role in St. Paul Croatian Federal Credit Union Collapse 
U.S. Attorney’s OfficeMarch 05, 2014
  • Northern District of Ohio(216) 622-3600

A Lakewood man was indicted on three counts for his role in a conspiracy to defraud a now-failed credit union of $3.7 million, some of which he used to buy and sell a property in downtown Cleveland, law enforcement officials said.
Sato Satka, 65, was indicted on one count each of conspiracy, bank fraud, and bank bribery.
Satka conspired with others, including Anthony Raguz, the former chief operating officer of the St. Paul Croatian Federal Credit Union (SPCFCU), to defraud the credit union. Satka paid bribes and kickbacks to Raguz for using his position at the credit union to approve numerous loans to Satka and the entities he controlled and associates, according to the indictment.
From 1999 through 2004, Satka, his family members, and businesses he controlled received more than $4.4 million in loan proceeds from SPCFCU, but little or no legitimate monthly payments were made to the credit union. As a result, the loans were in default, but in order to avoid detection from the credit union board, Raguz ordered “resets” to make it appear the loans were not in default, according to the indictment.
Satka controlled several enterprises, including F&S Satka Enterprises LLC, Sako Satka Parking West 3, Satka Parking Summer, Satka Parking Bolivar, Satka Parking Prospect, and Titanic II, according to the indictment.
In October 2003, he purchased a commercial real estate property at 1350 West 3rd Street in Cleveland, for $460,000, according to the indictment.

http://www.fbi.gov/cleveland/press-releases/2014/lakewood-man-indicted-f...

 

THE SATKA FAMILY:

 

1.    Owns  demolition companies    ( DEN Demolition -  Progressive Demolition )

2.    Friends of Gus & Lou Frangos.

3.    Involved in USA Parking.

4.    Failed to pay property taxes for years & was given a free ride on property taxes

5.    Made the 'Dirty Dozen' list for most owed in delinquent property taxes- taxes owed $347,356.64 for 1020 Bolivar Inc.

6.    1020 Bolivar received county founding to house a county workforce center during the tax delinquency period.

7.     Gus Frangos incorporated 15315 Madison LLC and named Louis Frangos as an agent:

 

 

Corporation Details
Entity Number 1471239
Business Name 15315 MADISON AVENUE, LLC
Filing Type DOMESTIC LIMITED LIABILITY COMPANY
Status Active
Original Filing Date 06/17/2004
Expiry Date  
Location: County: State:
Agent / Registrant Information
LOUIS FRANGOS

1325 CARNEGIE AVE 

CLEVELAND,OH 44115

Effective Date: 06/17/2004

Contact Status: Active
Incorporator Information
GUS FRANGOS
Filing Type Date of Filing Document Number/Image
Filings
ARTICLES OF ORGANIZATION/DOM. LIMITED LIABILITY CO 06/17/2004 200416902410



The property located at 15315 Madison Avenue transferred from 15315 Madison Avenue LLC to the Satka family on 8/9/04 for $400,000.

 

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