Planned Fraud to Sell Long-Vacant Property

Williams planned to quickly sell this $320,000 house for $480,000 house to friends or family by committing mortgage fraud, including disguising $80,000 cash back to the buyer as bona fide remodeling funds. Williams offered to sell the Wynspire house to VICTIM 3, then VICTIM 2, and eventually VICTIM 1 promising $80,000 cash back. 

Realtor Buys House with Mortgage Fraud

Williams purchased a $320,000 Highlands Ranch home by mortgage fraud, immediately after he bought his residential loft at Downing Street, Denver CO. Williams essentially copied the mortgage application he used to buy his Downing Street loft, and submitted the copy of that application to qualify for the Wynspire purchase. He withheld from the lender the fact that he had just increased his debt load by more than $300,000 with the purchase of that Downing Street loft. Williams accurately calculated that the Wynspire closing was so soon after the loft closing that it would not show up on any credit check, etc., so that he could purchase two properties even if he only qualified for one.

Special Warranty Deed: Wrong Legal Address #2

Same as recorded elsewhere on this website, during the sale of a Yosemite Street Condominium unit owned by Williams, Williams signed the Special Warranty Deed, falsely indicating that the buyer’s legal address was that of the unit being purchased. Williams had instructed the buyer to take a photo of himself at the property in a bathrobe to prove he had lived there (something Williams made a habit of advising). The buyer adamantly indicated that he would not lie about the address of his residence and also that he would not agree to William’s frequent urging to apply for an owner-occupied mortgage.
However, the Disclosure Notices document, “Affidavit of Occupancy” is marked correctly, as “Investment Property.”

Uniform Residential Loan Application Lies

In assembling the buyer’s (VICTIM 1) mortgage application, Williams knowingly misrepresented buyer’s assets. Williams indicated Net Worth (“a” minus “b”) assets of $46,978, which amount did not represent assets, but actually, the liability of funds borrowed in “cash back” schemes of two previous condo units at the Yosemite Street Condominium complex.
On the same page of the same form, Total Liabilities list the buyer’s combined three mortgages as $303,757, which is about $20,000 less than they actually total.

Real Property Transfer Declaration (TD – 1000) Lie

On the application filled out by Williams for the sale of a unit in the Yosemite Street Condominium complex:Line 8. Is this transaction among related parties? Indicate whether the buyer or seller are related.”
Williams falsely checked the box that indicates “No.”

Williams committed this fraud to conceal existing and planned extensive fraud that he had devised, using his ignorant cousins VICTIM 1 & VICTIM 2, who now admit partial complicity, to quickly create hundreds of thousands of dollars of “profit” on distressed, long-vacant buildings.

Usurping Control of Client’s Purchased Real Estate

In order to encourage the buyer (VICTIM 1) to purchase additional units at the Yosemite Street Condominium complex, in addition to the enticement of $30,000 cash back, Williams offered to manage the rental of purchased units. However, in violation of the owner’s insistence on obtaining a security deposit, Williams moved renters into his client’s unit, without obtaining a security deposit, without collecting any rent at all, and without even getting a lease signed. This made it less likely that Williams would ever complete the promised renovations, and further, Williams told the renters to do the painting which he had promised to do, in exchange for two weeks free rent, none of which he was authorized to do.