Deceptive Business Practices: We Buy Homes Scams
Deceptive Business Practices: Be Aware of "We Buy Homes" Scams; Current Lawsuits in several counties in Pennsylvania, including lawsuits against Estates.
April 2025: According to a representative of the investors: Offer $80,000. The sewer line inspection would be the only one required. This inspection was based on the homeowner's alert to potential buyers explaining that the neighbor had illegally connected to the property sewer line.
We informed First Choice Home Buyers that we had a signed agreement with a Selling Agent. That our selling agent would review any offers. (Note: initially, First Choice Home Buyers communicated with the Selling Agent. However, First Choice Home Buyers then proceeded to explain to us how Realtors take a commission. Furthermore, First Choice Home Buyers also agreed to pay all closing costs; something that Realtors did not do. Ultimately, First Choice Home Buyers emphasized that, in order to save time and money, we should not use a Realtor.)
April 2025: Dyck O'Neal lien explained to potential buyers. **Initially, the investor group promised to have the best Attorneys and Title Searchers work on clearing the lien. After over a week, when nothing was done, we took over. According to the investors, "Jessie" should have been working on clearing the title. Jessie eventually did call and asked about the lien. (**Note: The lien has recently been discharged; albeit, without any assistance or input from First Choice Home Buyers. Main Point: If the settlement had taken place before the lien was cleared. we would have lost $50,000 (Original lien transferred from Litton Loan Servicing to Dyck O'Neal was $4640. See Mortgage Liens: Dyck O'Neal).
April 2025: Promise of moving services and relocation assistance. In particular, the moving services were articulated in a way that led us to believe that the investors would pay for the moving.
Later in the communication, we pressed for information as to who would actually pay for the moving services. It was then that the representative of the investors admitted that they would hire the movers; however, the cost would be deducted from our proceeds at Settlement.
After a week of our email messages being ignored, including one requesting relocation services on a specific date, we received a message stating that we would have to be referred to several different departments, people within the organization for help with relocation.
Settlement was scheduled for April 26th. (Main Point: If the settlement had taken place before the lien was cleared. we would have lost $50,000 (Original lien transferred from Litton Loan Servicing to Dyck O'Neal was $4640))..
May 2025
Communication on file: May 2nd, 8th, 9th, & 22nd. **However, at this point, the Dyck O'Neal lien was not yet cleared. Ultimately, the decision was made to cancel the contract. Email messages on file. Main Point: If the settlement had taken place before the lien was cleared. we would have lost $50,000 (Original lien transferred from Litton Loan Servicing to Dyck O'Neal was $4640).
June 2025
Notably, after we cleared the Dyck O'Neal lien on June 3rd, 2025 through the Consumer Financial Protection Bureau on our own, First Choice Home Buyers filed a Praecipe of Writ of Summons / Breach of Contract Action / Lis Pendens on June 16th, 2025. Judgment pending. (bweaver@firstsourcetitle.com First Source Title Company)
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Sample Text Message from Jim Jordan, Representative:
“I know you’re ready to go. You don’t want headaches—you just want to sell this place, get paid, and be on to the next chapter. And on top of that, you’ve got the Dyck-O’Neal situation hanging over your head. That’s not something you want to roll the dice
We’re not just offering more money, we’re offering certainty. We’re going to work with you and the title company to build out a real plan to get the Dyck-O’Neal issue handled the right way. You’ll have full visibility, and we’ll be right there with you through it. Plus, we’re helping with the move, helping you find the next place… and wrapping this whole thing up in two to three weeks.
So I’m not asking you to lock anything in right this second… but if we get the paperwork going, title can start working on the Dyck-O’Neal piece now.
Note: Continual request to sign the Contract before anything could be done. Ultimately, The CFPB cleared the Dyck O'Neal lien.
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Synopsis: Given the timeline, the services offered would not have been completed within the promised 'few days' or even before settlement. Another words, these were 'hooks' used to get us to sign.
Why did we sign? We needed a cash advance quickly, prior to settlement. We had been assured that we would receive the cash as soon as the title was cleared. We were assured that this would be done in an expedient manner. However, days went by when we didn't hear anything.....only to learn that nothing had been done.
**High pressure tactics (calling frequently until the contract was signed then communication stops); Too good to be true tactics (promise to use the best Attorneys and Title Company to clear the lien on the title); Gaslighting tactics (encourage seller to share immediate needs; then offer "help").**See Additional / Related Information Below
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Note
First Choice Home Buyers LLC Broker of Record: Liz Hamburger, Keller Williams Keystone
Note
Law Suits in the Court of Common Pleas of York County, Pennsylvania against Estates
See No 2021-SU-000809
Civil Action - Law
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Civil: Contract and Civil: Real Property filed in the Dauphin County, Pennsylvania Prothonotary's Office
2023-CV-00636
2025-CV-04566
2025-CV-04848
2025-CV-07032
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First Choice Home Buyers Reported to the:
Pa Attorney General / Bureau of Consumer Protection Complaint #BCP-25-05-017951
Better Business Bureau (BBB)
Consumer Financial Protection Bureau (CFPB) Complaint #250620-21707912
Pa Dept of State Complaint #CP_25_-11754
Federal Trade Commission (FTC) Complaint #187709682, #192525715
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**Additional / Related Information
AARP is tackling other predatory practices related to homebuying and mortgage lending.
For example, AARP has backed the successful passage of laws in 32 states that ban restrictive homeowner benefit agreements. In these schemes, real estate brokers tempt homeowners with a small, upfront cash payment in exchange for exclusive rights to sell their home in the future, even after they have passed away. If the homeowner or their heirs use a different listing agent, they can face a steep penalty.
ElderJustice.gov...
Is the official Web site of the U.S. Department of Justice, Elder Justice Iniative. Link: Elder Justice
Dept of Justice Releases 2025 Annual Report to Congress on Efforts to Combat Elder Fraud and Abuse
What are the elements of Common Law Fraud?
See Vivian J. Toliver v. Clear Recon Corp 2:24-cv-02139-KIM-SCR
https://law.justia.com/cases/federal/district-courts/california/caedce/2:2024cv02139/450746/7/
Local Real Estate Agent Warns of Deed Theft
https://wnyt.com/top-stories/local-real-estate-expert-warns-of-deed-theft/
Real Estate Agent Was Scammed....In this case, the property owner was also scammed
https://www.businessinsider.com/vacant-land-scams-real-estate-agent-explains-2025-8
Lis Pendens / Preliminary Injunction
Real Estate Scams
https://www.fico.com/blogs/raising-elder-fraud-awareness-prevent-real-estate-scams
Investors Own Majority of Homes in Some California Counties
https://www.sfgate.com/realestate/article/investors-majority-homes-some-calif-counties-20780941.php
Property Taxes / Elder Fraud
https://6abc.com/amp/post/property-tax-sales-threaten-american-dream-local-homeowners/16845554/
"We Buy Homes" Scams
Department of Justice: Related Real Estate Fraud Case: Two Men Sentenced for Real Estate and Tax Fraud Cases
https://www.justice.gov/opa/pr/two-men-sentenced-real-estate-and-tax-fraud
Money Wise: HOA Fees
Scammer Repeatedly Tries To Sell Woman's Home
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Email Messages Additional Messages on File (Note: verbal promises; e.g. to provide movers, help with relocation, and having their best title team work on clearing any liens.)