Systematic Misrepresentation of Commission

As he has done with other clients, both friends and relatives, Williams misrepresented to CLIENT W.D that he was helping him as a friend and therefore the buyer would save the money that would otherwise go to a Realtor’s commission. In reality, Williams collected a full commission. He used this misrepresentation with other clients including:
• CLIENT J.S.W, of Schaumburg and now Elgin IL. This client fought with Williams for months until Williams finally reimbursed them for the amount of his 2005 Keller Williams referral commission on their real estate transaction as he had originally promised.
• VICTIM 1 was promised by Williams that he would help the victim for free, on the purchase of a W 64th Place, Arvada CO property, specifically, that VICTIM 1 would save the amount of the Realtor’s commission. Not only did Williams end up collecting a full commission at closing, but further, he went from claiming he was helping for free, to threatening VICTIM 1 that legally, the victim could not work with any other Realtor. VICTIM 1 indicates never having signing a Buyer Agency Agreement, and yet, “A staff worker at my old school in Arvada was selling her home, and I wanted to look at it, and Shaun told me, ‘You’re not legally allowed to look at any properties with any other realtor. You have a contract with me.’” This was after Williams had told VICTIM 1 he was helping for free.

Reneged on Promise to Client

Williams promised the buyers, “I’ll give you a $400 gift card at closing,” and when they were filling out their loan application, Williams added $400 to his commission, which increased the loan amount by $400. CLIENT 1 then asked, “What’s that $400 for?” and Williams replied, “That’s for the gift card I’m going to give you.” The client then politely said, “Well, why don’t we just forget the card, and leave that off the loan.”

Attempted Falsified Verification of Rent

Williams forged an already fraudulent Verification of Rent by altering the amount by putting a “1,” in front of the $300 on the VOR that VICTIM 2s mother had earlier produced. Williams changed that document from $300 per month, to $1,300 per month. When the result looked obviously forged, Williams asked the buyer to obtain a new, false VOR to indicate $1,300 a month rent paid, to fraudulently qualify for a $500,000 mortgage.

Attempted Falsified Verification of Deposit

After VICTIM 3 backed out of the purchase of the Wynspire property, and in similar fashion as recorded elsewhere on this site, Williams put the new buyer’s name on William’s own checking account to falsify income to the lender.
The buyer (VICTIM 2) realized the severity of the criminal behavior being proposed, and backed out of the deal. Williams then berated the victim for refusing to purchase the home, even though that purchase:
• would be based upon an extensively fraudulent mortgage application; and
• would illegally disguise $80,000 in promised cash back to the buyer;
• would be for a sales price of $500,000 (which is more than 50% above the property’s reasonable market value).

Other Examples of Intimidation

• In January 2007 at Downing St in Denver, in front of his then wife, and VICTIM 2, and another witness, Williams threatened to smash the victim’s car, and ran off toward the parking garage. Williams’ wife said, “I’ll go stop him,” and ran off after him.
• In the fall of 2006, Williams held a gun in his car at the same Denver address toward a pedestrian who he had a minor confrontation with.
• In February 2007, Williams has indicated suicidal, and homicidal, tendencies. Also, on Feb. 5, 2007 at an evening meeting regarding William’s real estate dealings at Coors Way, in Arvada CO, once again those around him reasonably feared that Williams would get a gun and start shooting people.

Death Threats Against those Revealing Fraud

• On Feb. 5, 2007, VICTIM 4 and VICTIM 5 were discussing the very difficult circumstances of exposing Williams’ real estate fraud and its aftermath, when Williams ran to the front door in anger, screaming that he’s going to start killing people.
• On Feb. 6, 2007, Williams issued a threat to VICTIM 4, that his real estate problems would only be solved through bloodshed, or if VICTIM 6 gives $34,000 to Williams. At this point, the various police jurisdictions began to work together to intervene. Williams later agreed to a family negotiated out-of-court settlement to stop the Yosemite HOA and VICTIM 1 and VICTIM 2, from suing Williams, and so he gave a cashier’s check of $30,000 to VICTIM 2 the newly appointed HOA president, who deposited that check with then Treasurer of the Yosemite Street Condominiums HOA into a newly created HOA account to go toward repairs of property damaged by Williams, to replace a boiler, repair the electrical system and pay off an Xcel energy lien. Williams later regretted giving those funds, and has demanded return of the $30,000 plus $3,200 from a previous agreement that he also now regrets, rounding up the amount demanded to $34,000.

VICTIM 3 Death Threat Particulars

• VICTIM 3 indicates that Williams told them he had just purchased a gun, and then Williams “threatened to kill us… He threatened to put a hole in our heads, and he said that to me and [my spouse].”
• VICTIM 2 recounts the story of Williams asking the Hispanic laborers at the Yosemite Street Condominium complex, “How much do you want to kill VICTIM 3?” to which one of the two replied, “We’ll shoot him for $1,000.” Williams continued, “No, not shoot him. Kill him!” And Williams added, “You can use my gun, it has a scope on it.” VICTIM 2 indicates that he repeatedly urged Williams to “shut up,” hoping he was joking.
• VICTIM 2, eventually the duly elected president of the Yosemite HOA, was happy to get contact information for VICTIM 3, and wanted to meet the victim, to conduct HOA business, since VICTIM 3 was also a property owner of a distressed unit in the Yosemite Street Condominium complex at risk of foreclosure. However, VICTIM 3’s spouse was so fearful from the threat, that she urged VICTIM 3 not to meet VICTIM 2, fearing it was just a trap for Williams to kill VICTIM 3.
• CLIENT W.D recounts that in the fall of 2006, Williams repeatedly stated that if VICTIM 3 shows up at William’s property, Williams would kill him. These statements were apparently made repeatedly in front of several witnesses.

Complainant Learns of Death Threat

Looking into the impropriety of William’s real estate deals, this complainant contacted VICTIM 3, and was told the story of this death threat. When the complainant shared this story separately with two of Williams’ other clients, they both added their own, credible accounts of Williams threatening to kill VICTIM 3. These clients are VICTIM 2, and CLIENT W.D, who purchased a HUD property in Jan. 2007 with Williams as his Realtor. With that corroborating evidence, the complainant urged VICTIM 3 to report this death threat to the police, which the victim did, which began an investigation by Denver Police homicide detective Joel Humphrey. Detective Humphrey has interviewed CLIENT W.D and that client’s spouse, VICTIM 3, VICTIM 2, Shaun Williams, and it is believed, William’s then wife. Det. Humphrey successfully brought his concern to other local jurisdictions, resulting in Williams being picked up by the Douglas County Sheriff’s Department for a mental health hold, and Arvada Police officer J. Hotchkiss, taking the matter seriously and taking a report of other threats issued in Arvada.