Real Estate Practices: Fraudulent Inducement?
Lawsuits / Lis Pendens in several counties in Pennsylvania, Maryland, New Jersey...and more; including lawsuits / Lis Pendens against Estates.
High pressure tactics (calling frequently until the contract was signed then communication stops); Too good to be true promises (promise to have their best Attorneys and Title Company to clear the Dyck O'Neal lien on the title; we ultimately did this ourselves through the CFPB); Gaslighting word games (encourage seller to discuss their immediate needs; then offer "help" that never happens), Electronic 'click-through' contracts and digital signing (risky digital signing practices, dark patterns, CFPB is currently raising concerns on the electronic contracts)
See X Account: @ZellerDonna
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Note
First Choice Home Buyers LLC Broker of Record: Liz Hamburger, Keller Williams Keystone; Anthony Lynam, COO
Integrity First Home Buyers LLC, Liz Hamburger, Keller Williams, Eric Brewer, Owner and CEO
Inch & Co Property Management; LLC Jeff Inch, Founder 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
CR Property Group LLC., Caroline Folkers, Owner
See e.g. First Choice Home Buyers N.J., LLC
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PENNSYLVANIA
Civil Action - Law
2021-SU-000809 Integrity First Home Buyers, LLC v Brandon Knoess, 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 RE: Lis Pendens and Estate Law: See Murphy v. Fishman: Lis Pendens Ruled Sufficient to Strip Lenders of Bona Fide Purchaser Status
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
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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: Lehigh County, Pennsylvania
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: Montgomery County, Pennsylvania
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-MT-000796 York County Tax Claim Bureau v First Choice Home Buyers LLC
2025-SU-002478 First Choice Home Buyers LLC v Robert M Smith
2025-SU-002794 First Choice Home Buyers LLC v Estate of Diane L Mundy*
2021-SU-000809 Integrity First Home Buyers LLC v Brandon Knoess
2021-SU-000429 Integrity First Home Buyers LLC v Kofi B Nsiah
2021-SU-001872 Integrity First Home Buyers LLC v Brendon Luciani
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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DISTRICT OF COLUMBIA
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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NEW JERSEY
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 HomeVestors of America Inc v Property Buyers LLC
Civil: Hudson County, New Jersey
HUD-L-003266-16 HomeVestors of America Inc v JTW Investments LLC
Civil: Passaic County, New Jersey
PAS-L-003345-15 HomeVestors 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
*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
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In Pennsylvania, Issues 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 Department 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
The Ugly Truth Behind "We Buy Ugly Houses"
https://www.propublica.org/article/ugly-truth-behind-we-buy-ugly-houses
"Incalculable" Damage: How a "We Buy Ugly Houses" Franchise Left Trail of Financial Wreckage Across Texas
https://www.propublica.org/article/homevestors-fraud-charles-carrier-texas
CONSUMER FINANCIAL PROTECTION BUREAU 12 CFR Part 1027 [Docket No. CFPB-2025-0002] RIN 3170-AB23 Prohibited Terms and Conditions in Agreements for Consumer Financial Products or Services (Regulation AA) RE: Digital Contracts and Electronic Signature Practices, known as "dark practices"
https://federalregister.gov/d/2025-00633
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
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
