Deceptive Real Estate Practices: We Buy Homes 'Cash Offers' Real Estate Scams
Deceptive Real Estate Practices & Marketing: Be Aware of "We Buy Homes" "Cash Offers" Scams
Lawsuits in several counties in Pennsylvania, Maryland, New Jersey & More..... Including lawsuits against Estates*.
X Account: @ZellerDonna
CONCLUSION
June 2025
We reviewed several possibilities regarding the Dyck O'Neal lien. For one, we discussed refinancing with a Mortgage Broker. We also checked with several Realtors, Attorneys, and State agencies. All who did reply agreed that our only option was to settle with Dyck O'Neal.
Fortunately, through our own research, we cleared the Dyck O'Neal lien on June 3rd, 2025 through the Consumer Financial Protection Bureau (CFPB, See Also RESPA). Dyck O'Neal agreed to release the lien within 30 business days.
Somehow, First Choice Home Buyers learned that the Dyck O'Neal lien had been cleared and, on June 16th, 2025, filed a Praecipe of Writ of Summons / Breach of Contract Action / Lis Pendens. Judgment pending.
However, the contract with First Choice Home Buyers, LLC, dated May 8, 2025, electronic signautre stamped May 9, 2025. First Choice Home Buyers, LLC has a clause in their contract, as follows: If buyer and seller cannot get clear to close from title within 15 business days of this agreement signing then this agreement is null and void.
The clear to close from title could not be done within 15 business days of the agreement (excluding weekends and holidays); thus, the agreement, upon which the lis pendens was entered, was null and void. Note: Per LegalClarity.org, "a null and void agreement of sale does not quality as a valid claim for a lis pendens"
SUMMARY / TIMELINE OF EVENTS
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 that Realtors are paid a commission. In addition to explaining that there were no commission fees with First Choice Home Buyers; they 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 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) (Litton Loan Serclvicing was sold in 2011 to Ocwen Financial Corporation) to Dyck O'Neal was $4640. See Link Mortgage Liens: Dyck O'Neal; See e.g. RESPA, CFPB).
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 another 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 who assist with relocation.
Settlement was scheduled for April 26th. (Main Point: If the settlement had taken place on this date 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 (CFPB, See ALso RESPA) 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)
However, the contract with First Choice Home Buyers, LLC, dated May 8, 2025, electronic signautre stamped May 9, 2025. First Choice Home Buyers, LLC has a clause in their contract, as follows: If buyer and seller cannot get clear to close from title within 15 business days of this agreement signing then this agreement is null and void.
The clear to close from title could not be done within 15 business days of the agreement (excluding weekends and holidays); thus, the agreement, upon which the lis pendens was entered, was null and void. Note: Per LegalClarity.org, "a null and void agreement of sale does not quality as a valid claim for a lis pendens"
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Sample Text Message from Jim Jordan, First Choice Home Buyers 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, as a result of our own due diligence and at our request, 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; "click through" contracts); 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 discuss their 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
See e.g. Integrity First Home Buyers LLC, Liz Hamburger, Keller Williams, CR Property Group LLC
See e.g. Inch & Co Property Management, LLC (Inch & Co Property Management, LLC is listed in the Pennsylvania State Court of Common Pleas, York County docket as an agent for Integrity First Home Buyers, LLC in the case Integrity First Home Buyers, LLC v. MJ‑19105‑LT‑0000224‑2022 )
See e.g. CR Property Group LLC
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PENNSYLVANIA
Civil Action - Law
2021-SU-000809 Integrity First Home Buyers, LLC v Brandon Knoiess, Anthony Lynam, Alicia King, & First Choice Home Buyers, LLC Additional Defendant: Eric Brewer
Key Issues: Formation of First Choice Home Buyers, LLC by several former members of Integrity First Home Buyers, LLC; Defamation Per Se: Ex: Defamatory and Offensive Facebook Posts
PENNSYLVANIA
Civil Actions - Real Property
Civil Actions - Landlord / Tenant Dispute
Probate - Estates
Esquire Bradley J. Leber (Attorney for Plaintiff)
Civil: Lis Pendens, Landlord/Tenant Cumberland County, Pennsylvania
MJ-09304-LT-0000156 2022 Integrity First Home Buyers, LLC v Walter Rodriguez
2022-08761 Integrity First Home Buyers, LLC v Alice Crozier
2022-08789 Integrity First Home Buyers LLC v Alice E Crozier
2025-07832 Integriy First Home Buyers, LLC v Estate of Timothy Runeey*
MJ-08202-LT-0000110-2026 Integrity First Home Buyers LLC v Margaret M. Aljadidi, Michael Washington
2026-04892 Integrity First Home Buyers LLC v Douglas Kuhn
DAUPHIN COUNTY
Civil: Contract and Civil: Real Property filed in the Dauphin County, Pennsylvania Prothonotary's Office; Esquire Bradley J Leber (Attorney for Plaintiff)
2023-CV-00636 First Choice Home Buyers, LLC v T & D Home & Furniture Repair
2024-CV-08382 First Choice Home Buyers, LLC v Darlene J. Kinsey
2025-CV-04566 First Choice Home Buyers, LLC v Donna Lee Zeller-Knouse
2025-CV-04848 First Choice Home Buyers, LLC v Justa M. Olivio
2025-CV-07032 First Choice Home Buyers, LLC v Michael Bechtel
2021-CV-03324 CV Integrity First Home Buyers LLC v Steven Farley
2023-CV-04123 Integrity First Home Buyers LLC v Rex C Witmer
2025-CV-03256 Integrity First Home Buyers LLC v Gladys D Romain
2025-CV-04623 Integrity First Home Buyers LLC v John Sloan
2025-CV-07061 Integrity First Home Buyers LLC v Bonnie Lee Patlan
MJ-12101-CV-0000599 2025 First Choice Home Buyers LLC v Lyle Voorhees, Harrisburg Tree Service
2026-CV-00908 Integrity First Home Buyers LLC v Jacqueline Bixby
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GREENE COUNTY
Landlord / Tenant: Greene County, Pennsylvania
MJ-13303-LT-0000003-2025 First Choice Home Buyers LLC v Verna Broadwater, Scott Broadwater
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Civil: Lancaster County, Pennsylvania, MPL Law Firm, LLP; Esquire Bradley J Leber (Attorney for Plaintiff)
CI-25-02101 First Choice Home Buyers, LLC v Estate of Charles Leaky
CI-22-00492 Integrity First Home Buyers LLC, Riverwalk Property Solutions LLC v Shirley Landrau
CI-22-07021 Integrity First Home Buyers LLC v Shirley Landrau
CI-24-00044 Integrity First Home Buyers LLC v Aaron Kapner
CI-24-07553 Integrity First Home Buyers LLC v Ricky Long, Cheri Long
CI-25-09283 Integrity First Home Buyers LLC v Vincent Dueno
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LEHIGH COUNTY
Civil: filed in Lehigh County
MJ-31202-CV-0000115 2024 Integrity First Home Buyers LLC v First United Land Transfer
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MIFFLIN COUNTY
Civil: Real Property Lis Pendens filed in Mifflin County
2026-00029 Integrity First Home Buyers LLC v Donald Staley Goodrich
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MONTGOMERY COUNTY
Civil Action: filed in Montgomery County
2025-15902 Integrity First Home Buyers LLC v Beverly Winston
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PERRY COUNTY
Civil: Perry County. Pennsylvania
MJ-41304-LT-0000045-2024 First Choice Home Buyers LLC v Flurrie, Benjamin et al
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PHILADELPHIA: FIRST JUDICIAL DISTRICT PENNSYLVANIA TRIAL DIVISION-CIVIL
Civil: Real Property: Other: Philadelphia First Judicial District Pennsylvania Trial Division - Civil; MPL Law Firm, LLP; Esquire Bradley J Leber, (Attorney for Plaintiff)
250400722 Integrity First Home Buyers, LLC; Integrity First Partners, LLC v Garnett, David; Garnette, Yvette
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YORK COUNTY
Civil Law Suits in the Court of Common Pleas of York County, Pennsylvania against Estates, MPL Law Firm, LLP; Esquire Bradley J Leber (Attorney for Plaintiff)
2021-SU-000809 Integrity First Home Buyers, LLC v Brandon Knoess, Anthony Lynam, Alicia King, and First Choice Home Buyers, LLC; and Eric Brewer
Reference CR Property Group LLC, Brandon Knoess
2023-SU-002090 First Choice Home Buyers LLC v Wanda Diane Clark
2023-MT-000796 York County Tax Claim Bureau v First Choice Home Buyers LLC
2023-SU-002641 Wanda D Clark v First Choice Home Buyers LLC
2025-SU-000077 First Choice Home Buyers LLC v Estate of Joan G Wright*
2025-SU-002794 First Choice Home Buyers LLC v Estate of Diane L Mundy*
2025-SU-002478 First Choice Home Buyers LLC v Robert M Smith
2021-SU-000429 Integrity First Home Buyers LLC v Kofi B Nsiah
2021-SU-001872 Integrity First Home Buyers LLC v Brendon Luciani
2022-NO-000225 Integrity First Home Buyers LLC v Archer Property Group LLC
2023-SU- 000589 Integrity First Home Buyers LLC v Estate of Hiram E Tinder
2023-SU-002614 Integrity First Home Buyers LLC v Cameron Shaw
2024-SU-000475 Integrity First Home Buyers LLC v Larry E. Trimmer, Polly E. Trimmer
2024-SU-000835 Integrity First Home Buyers LLC v Estate of Retta S Campbell*
2024-SU-001711 Integrity First Home Buyers LLC v Robert A Guethler, Deborah A. Badders
2024-SU-000817 Integrity First Home Buyers LLC v Estate of Charmaine Day*
2025-SU-000258 Integrity First Home Buyers LLC v Kevin Turner
2025-SU-001368 Integrity First Home Buyers LLC v Martin L Beck III
2025-SU-001442 Integrity First Home Buyers LLC v Vera Collins
2025-SU-002001 Integrity First Home Buyers LLC v Paul R Knaub
2025-SU-002161 Integrity First Home Buyers LLC v Ryan Zyla
2025-SU-002947 Integrity First Home Buyers LLC v Pablo Diaz
2025-SU-003536 Integrity First Home Buyers LLC v Adele Wayne
2026-SU-002165 CG Home Buyers LLC v Jared Stroup, Erin Burke
MARYLAND
BALTIMORE COUNTY
Civil: Baltimore County, Maryland
D-07-CV-18-002396 Philip Casolo vs First Choice Home Buyers, LLC
D-07-CV-18-004468 Philip Casolo vs First Choice Home Buyers, LLC
C-03-CV-25-000744 Integrity First Home Buyers LLC vs Phillip Callis
PRINCE GEORGE'S COUNTY
Civil: Prince George's County Maryland
SP05451-2017 Prince George's County MD vs First Choice Home Buyers, LLC
05-02-SP-05451 2017 Prince George's County MD vs Ivory J Murray, First Choice Home Buyers LLC
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D.C. Circuit › District of Columbia › U.S. District Court for the District of Columbia
15 U.S.C. § 1114 Intellectual Property Trademark
HomeVestors of America Inc v Troy Toliver and Troy Toliver doing business as Troybuyshouses.com doing business as We Buy Houses Nationwide USA doing business as We Buy Ugly Houses For Cash
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Civil: Atlantic County, New Jersey
ATL-L-003009-04 Bosket Preston v We Buy Homes Inc, et al
Civil: Camden County New Jersey
CAM-L-001802-23 First Choice Home Buyers NJ. Skyrward Investments LLC et al v Lewis Honora
Civil: Essex County, New Jersey
ESX-L-008085-19 Home Vestors of America Inc v Property Buyers LLC
Civil: Hudson County, New Jersey
HUD-L-003266-16 Home Vestors of America Inc v JTW Investments LLC
Civil: Passaic County, New Jersey
PAS-L-003345-15 Home Vestors of America Inc v Twin Circle Property LLC
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TEXAS
Civil: Western District of Texas U.S. District Court for the Western District of Texas
5:2025cv00070 Texas Real Property: Foreclosure:
Hernandez III et al v Gateway Mortgage, a Division of Gateway First Bank
Plaintiff: Rudolph Hernandez III and First Choice Home Buyers LLC
15 U.S.C. § 1114 Trademark Infringement
Home Vestors of America, Inc. v Anthony Perez, Elizabeth Ann Perez
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*SEE e.g. SIMILAR CASES: OASIS HOME BUYERS LLC, OHIO
2025 CV 00757 C.A. No 30524 2/13/2026
Oasis Home Buyers LLC v Estate of Robert J Thomas, Nicolaus Welz, Noah Welz
*SEE e.g. SIMILAR CASES: CASH HOME BUYERS LLC, WEST VIRGINIA
Civil: Real Property CC-41-2025-C-92
Cash Home Buyers Inc v David Martin
*SEE e.g. SIMILAR CASES: FLORIDA CASH HOME BUYERS LLC, FLORIDA
U.S. District Court for the Southern District of Florida
28 U.S.C. § 1331 Federal Question 0:2018cv62841
Marisa Rodriguez v FL Cash Home Buyers, LLC
In Pennsylvania, First Choice Home Buyers LLC 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
Three Men Indicted in $1.7 Million Mortgage Fraud Scheme Involving Baltimore City Properties
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
Centre County Woman Fights for Ownership of Home, Disputes with Caregiving Agency (Brightstar Care Happy Valley, Attorney Bradley J. Leber)
Home Equity Theft Scams - An Old Problem Takes on New Forms
See Section: The "We Buy Homes" Model: High Pressure Home Sales
https://library.nclc.org/article/home-equity-theft-scams-old-problem-takes-new-forms
Home Equity Scams
https://www.msn.com/en-us/money/realestate/home-equity-scams/ar-AA24GKdx
Pennsylvania lawmakers warn homeowners about shared equity agreements
Social media influencer sentenced to 6 years in prison for $20 million Ponzi scheme, tax fraud
From 2019 to 2023, Tyler Bossetti widely publicized a real estate investment program, Boss Lifestyle, LLC....guaranteed large rates of return for short term investments.:
Nguyen v Reconstruct Company, N.A. et al*
Northern California District Court Case # 5:10-CV-02062
*America's Wholesale Lender; Countrywide Home Loans Inc; Mortgage Electronic Registration Systems Inc
Pennsylvania officials search for more victims after public adjuster charged with fraud
(Contact Bucks County District Attorney: Re Insurance Claims: Defrauding Elderly homeowners in Pennsylvania and New Jersey)
Dept of Justice Releases 2025 Annual Report to Congress on Efforts to Combat Elder Fraud and Abuse
FDIC: Unfair Deceptive or Abusive Acts or Practices (UDAAP)
https://www.fdic.gov/consumer-compliance/unfair-deceptive-or-abusive-acts-or-practices
"Rent to Own" companies ordered to deed 285 homes to consumers in Pennsylvania
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/
Civil Rights Division Secures $68 Million Dollar Settlement in Predatory Land Sales and Lending Lawsuit
Local Real Estate Agent Warns of Deed Theft
https://wnyt.com/top-stories/local-real-estate-expert-warns-of-deed-theft/
FBI: House Stealing: The Latest Scam on the Block
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/
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
Senators, Regulators Call For More Scrutiny of "We Buy Ugly Houses" Company
https://www.propublica.org/article/senators-call-for-scrutiny-of-homevestors
Civil Rights Division Secures $68 Million Settlement in Predatory Land Sales and Lending Lawsuit
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Email Messages Additional Messages on File (Re: verbal promises; e.g. to provide movers, help with relocation, and having their best title team work on clearing any liens.)