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CUYAHOGA COUNTY LAND BANK - PHOTOS of President Gus Frangos shell LLC Property * new photos*Submitted by Gone Fishin on Sun, 03/31/2013 - 12:30.
 GUS FRANGOS, President of the Cuyahoga County Land Bank, and his shell LLC properties located at 7009- 7015 Quinn Court and 907, 913, and 917 East 70th Street in Cleveland, Ohio.
  Tons of broken glass - on a SIDEWALK.
 Wonder how much rent this dump collected?
Gus Frangos signed for the mortgages relative to these dumps and was personally named on a recent foreclosure.
Gus Frangos hired agent, Ladon Ruffin, testified under oath in September 2011 that Gus Frangos hired him to collect rent.
As President of the Cuyahoga County Land Bank, Gus Frangos' salary is paid by the collection of delinquent property taxes.
All of the dumps have a long history of delinquent property taxes.
Gus Frangos transferred the property from his name into the self-created shell LLC - Quinn Court Properties.
 
   Quinn Court Properties LLC owns all of these dumps and several others not visible in this photo.  
     Slum Lord. A tenant was evicted from this dump in late 2012.  
 
 GUS FRANGOS is in charge of protecting Cuyahoga County's property and his property looks like this?   Unsecured property - doors and windows wide open.  White van - license plate # EVC9343 While I was at the property today, I was followed in my car, watched and approached by two men in the above van. The two men - black, heavy set , 50ish, well dressed male and young white male passenger- parked in front of the property for several minutes and watched me as I sat in my car. Prior to getting out of my car, the driver rolled down his window and asked me if I was lost. I believe the driver was Ladon Ruffin, Gus Frangos hired agent. I was at the property just over one week ago and took these photos. http://realneo.us/content/hypocrite-con-artist-gus-frangos-president-cuyahoga-county-land-bank-and-his-shell-llc-prope I decided to go back to the property today to get a better look and see if any of the properties were boarded up and secured after my posting last week. The numerous properties have not been secured and are dangerous- wide open. The numerous properties have been in control of Gus Frangos since 2001. Cuyahoga County Community Development was named as a party to two foreclosures that were filed against this property. I believe Gus Frangos received community development money for this property. It is unbelievable that the city housing department overlooked these properties for years. No cases for housing code violations were ever filed- although other property owners with petty violations are often targeted. It is also unbelievable that the City of Cleveland would not label these properties as 'nuisances' and board up the property at the owner's expense - as is the case for non-connected property owners. Other property owners in Cleveland have been targeted, fined and had their properties demolished for violations, and their property was no where near the condition of Gus Frangos' shell LLC property. The shell LLCs are or were RENTAL PROPERTIES - ignored for years - while other less connected property owners actually lost their personally occupied homes. Many were left homeless. Instead of Gus Frangos being held to a much higher standard considering his position, he has been give a free ride by the City of Cleveland. And a free ride by Cuyahoga County on property taxes for numerous shell LLC properties.
Gus Frangos is PRESIDENT of the CUYAHOGA COUNTY LAND BANK and should be ashamed of himself. He needs to be removed from his position immediately.
** 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 **
Many thanks to the homeless man (JB) hanging around these properties and his photographs.
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Final property generating rental income - 907 East 70th Street
The above property located at 907 East 70th Street is the only occupied property owned by Gus Frangos shell LLC - Quinn Court Properties.
The rest of the numerous properties are all vacant, deteriorated and wide open to the elements and crime.
This roof on this occupied property has rotten and missing shingles which expose rotten wood. There is no way that this roof does not leak.
Rusted and broken downspouts and gutters.
Chimney in need of repair.
Numerous housing code violations on this occupied rental property.
Below is a google aeriel view of the house which shows a garden growing in a gutter area and thru the siding:
It is a pretty secure bet that the ceilings in this occupied rental property look very similar to this:
* 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*
Quinn Court Properties LLC - Gus Frangos
Gus Frangos' signature appears on numerous mortgage documents relative to Quinn Court Properties LLC - the legal owner of the above dumps.
Hard to believe that Attorney Gus Frangos would be willing to assume the financial liability for these dumps if he did not own them.
Gus Frangos signed the mortgage documents as 'member' of Quinn Court Properties LLC.
I believe Gus Frangos is the only 'member' of this LLC. I have reviewed dozens of mortgages, deeds, etc., and Gus Frangos is the only connection that I found:
Gus Frangos and Quinn Court Properties LLC were named defendants in two foreclosures relative to these dumps:
The dumps have been in control of Gus Frangos since 2002.
As president of the county land bank, Gus Frangos' salary is paid by the collection of delinquent property taxes.
The property at 907 East 70th Street and all of Quinn Court is listed under one parcel # 10516002 and have a long history of delinquent property taxes. The delinquent property taxes were recently paid:
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Parcel # 10516088 is for 913-917 East 70th Street. Long history of delinquent property taxes. Taxes were just recently paid:
Gus Frangos named Ladon Ruffin as an agent for several of the self-created LLC shell properties- including Quinn Court Properties LLC.
On September 15, 2011, Ladon Ruffin appeared in court and gave sworn testimony that Gus Frangos is the owner of the above mentioned properties and several other properties. Ladon Ruffin swore under the pains and penalties of PERJURY that he worked for Gus Frangos to collect and hand over rent money- and that he last worked collecting rent six months prior to the September 2011 court hearing. Ladon Ruffin specifically mentioned collecting rent for the property on Quinn Court. Below is a copy of the court's order:
Gus Frangos has a history of this type of behavior with numerous other properties hidden behind shell LLCs and is a great risk in his position as the President of the Cuyahoga County Land Bank.
This pattern of behavior is unethical and a conflict of interest- at a minimum:
http://realneo.us/content/gus-frangos-llc-1158-east-61-llc-sheriff-sale-april-8-2013 and http://realneo.us/content/con-artist-gus-frangos-president-cuyahoga-county-land-bank-con-artist-safeguard-properties-o
Gus Frangos can not be trusted to be in control of taxpayer's property.
Details of Gus Frangos LLC shell game can also be found here http://realneo.us/content/gus-frangos-president-cuyahoga-county-land-bank-con-artist-jesus
* 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*
Cuyahoga County Community Development named party with Frangos
It is very strange that Cuyahoga County Community Development was named a party in this civil case in which Gus Frangos signed the mortgage, failed to pay the mortgage, collected rent for many years, failed to pay property taxes for years, and left behind a completely destroyed neighborhood.
Gus Frangos has engaged in a pattern of this type of behavior for numerous real estate transactions.
I believe Gus Frangos received community development money for these dumps. There is NO other reason for community development to be named a party in the civil lawsuit unless they have an interest in the property.
CV-11-766519 FIRST PLACE BANK vs. QUINN COURT PROPERTIES ET AL
* 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*
Flipping property in Cuyahoga County
Story on Cleveland.com about flipping houses:
http://www.cleveland.com/opinion/index.ssf/2013/04/post_104.html
Gus Frangos has engaged in similar activity with no punishment and he collects a six figure salary.
Comment left on Cleveland.com:
Now, you need to see the house at 6813 Forman, owned by Slavic Village Development since June, 2011. What have they done with the property? Nothing until about a month ago. The broken windows were mostly removed and siding removed. The flammable materials are still in the garage, and now, the cats and skunks have even better access to the house.
If you are going to look at what is going on in Slavic Village, you need to look at the whole problem of blight and the part that Slavic Village Development and Cleveland House Network has in this.
(I am a candidate for council in Ward 12)
* 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*
The HEAT is on!
I hope ROZ MCALLISTER wins her election. I like her!
Another comment that she posted on this story:
Now for business at hand.
The property featured in this article was purchased from Rysar homes in 1999. It remains in the name of the individual that purchased it. I do realize that flippers are a problem, but to use this house as an example 12 1/2 years later is more than a stretch!
As stated, look at the properties left vacant by our CDC and Cleveland Housing network (over 2400 parcels listed as owned). Look at The Land Bank. The very non-profits that are suppose to be helping with the problems are a big part of the problem!
* 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*
Real Estate in Cuyahoga County - Business Model
When the president of the county land bank and flippers use the same business model, thats when you know that you are in deep shit.
Get your boots on:
" No money for maintenance, or for paying taxes."
Walking a flipper's path of ruin:
Buyers who shared his business model: No money for maintenance, or for paying taxes.
http://www.cleveland.com/opinion/index.ssf/2013/04/post_104.html
* 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*
Cleveland must break its cycle of abandonment
Cleveland must break its cycle of abandonment: Brent Larkin
http://www.cleveland.com/opinion/index.ssf/2013/04/cleveland_must_break_its_cycle.html#incart_river_default
Kinda hard to break the cycle when the person responsible for 'saving' our county is contributing to the mess.
http://realneo.us/content/gus-frangos-president-cu...
* 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*
Speechless? SPEAK OUT!
Sign my petition to remove Gus Frangos as President of the Cuyahoga County Land Bank.
http://realneo.us/content/cuyahoga-county-land-ban...
* 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*
Facts are not our friend- an HONEST look
"An honest look into Greater Cleveland's future finds the facts are not our friend."
I am surprised PD is not deleting the comments.
GUS FRANGOS needs to be removed from his six figure position immediately.
* 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*
I will sit here all day long and comment
* 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*
All day until the PD bans me
http://realneo.us/content/bid-county-hypocrite-con...
* 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*
All day long
http://realneo.us/content/gus-frangos-president-cu...
* 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*
Really pimping the land bank today
Not much sense to comment when they are deleting several of my comments. Oh well, at least they kept up a few.
Here is another story from Jim Rokakis
Demolishing vacant homes will help build community: Jim Rokakis
http://www.cleveland.com/opinion/index.ssf/2013/04/demolishing_vacant_homes_will.html#incart_river_default
Rokakis must be writing about Gus Frangos's shell LLC dumps:
"First, there are thousands of homes beyond repair in Cuyahoga County, primarily in Cleveland and East Cleveland, which need to come down. They are neither historic nor positioned to operate functionally in the housing market. These homes are severely blighted, stripped of all their mechanical systems and are a public health nuisance."
And comments left:
* 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*