ATTEMPTED COVER UP IN PROGRESS!!
GUS FRANGOS, President of the Cuyahoga County Land Bank, incorporated Quinn Court Properties which owns several dump properties on Quinn Court and East 70th Street in Cleveland, Ohio.
No property taxes were paid for several years - despite Frangos' six figure salary being paid by the collection of delinquent property taxes.
Gus Frangos signed the mortgage as ' MEMBER of Quinn Court Properties LLC ' :
GUS FRANGOS failed to pay his mortgage. In 2011 , Gus Frangos and Quinn Court Properties LLC were sued in court. Frangos was named personally:
GUS FRANGOS hired an Agent - LADON RUFFIN - to collect and hand over rent ( According to Ladon Ruffin's SWORN TESTIMONY)
Ruffin testified UNDER OATH that he was not the owner of Quinn Court Properties LLC- which owns several properties on Quinn Court and East 70th Street- and several other properties and that Gus Frangos paid him money for his rent collection duties. Copy of original court document detailing Ruffins' lack of ownership and his rent collecting duties is below:
No deeds or any other documents were ever filed with the county prior to me exposing Gus Frangos. In an attempted cover-up, the following documents were recently filed with the county alleging that Ladon Ruffin is 100% owner and has been since 2009. The above court document in which Ladon Ruffin testified UNDER OATH that he is NOT THE OWNER is dated September 15, 2011. Ladon Ruffin also testified UNDER OATH that he claimed the income from Gus Frangos on his 2010 tax return.
[1]
[2]
Pastor Ladon Ruffin
Let's be STRAIGHT UP about this scam and quit trying to cover up this bullshit. Perjury and false IRS tax filings will get your lying ass in big trouble and will be reported. I hope Gus Frangos is worth it!
The picture of a certiifed copy of the court's entry is above. It is difficult to read it in full as the picture would not fit here. The exact wording of the certified court's order is below. Ladon Ruffin is referred to as 'Plaintiff" and "He" in the court's order. Gus Frangos name is misspelled. The court date was September 15, 2011:
" The Court finds that the Plaintiff testified that he worked as a self-employed agent for Gus Frangous and that he oversaw and collected rentals for his properties. He testified that he worked at the properties at 6311 St Clair, at 1158, 1154 and 1160 East 61st Street, and at two sublots on Quinn Court, and that he is not the owner of those properties. He testified that Mr. Fangous did not quit-claim the properties to him nor did he go to Court for eviction proceedings as the owner. He testified that he never had any ownership interest in the properties through an LLC or otherwise. He testified that he did not receive rental income from the properties. He testified that he was no longer working for Mr. Frangous and the last time he collected rents for him was six months ago. He testified that his last reported income from Mr. Fangous was on his 2010 tax return as part of his self-employment income with his construction company. He testified that he earned $10,000 in 2010 through his construction company and some from Mr. Fangous. He offered his 2010 tax return into evidence which was admitted. He offered copies of deeds of the properties into evidence which were admitted."
Ladon Ruffin also specifically mentioned working for Gus Frangos for the property located at 1158, 1154 and 1160 East 61st Street. The property on East 61st Street- which again Gus Frangos incorporated and signed the mortgage - was lost via delinquent property tax foreclosure. http://realneo.us/content/cuyahoga-county-land-bank-president-gus-frangos-worlds-biggest-idiot-land-bank-scam-fraud-wa [8]
Gus Frangos- president of the Cuyahoga County Land Bank -and his numerous shell LLCs in which Frangos incorporates, hires an agent, and signs for the mortgage, all follow a pattern of delinquent property taxes for years, foreclosures and unpaid mortgages. It is a pattern of deceit.
Gus Frangos is attempting to save his ass and his six figure salary by putting the blame on Ladon Ruffin although Ruffin has already admitted -under oath - that this property was never his and that Frangos hired him to collect rent. Gus Frangos is an attorney - half assed attorney - and he knows full well the legal implications of transferring property and the LLC after legal ownership allegedly ends. An attorney would NEVER wait four years after the end of the property / LLC ownership to file paperwork. Especially an attorney that is in charge of the Cuyahoga County Land Bank. This paperwork was never filed until I exposed Gus Frangos' pattern of deceit- which can be found here http://realneo.us/blogs/lmiller [9]
Photos of the Property in which Hypocrite Con Artist GUS FRANGOS incorporated, signed the mortgage, and was named as a defendant in the foreclosure case. No mention of Ladon Ruffin in any deeds, mortgages or other documents were ever filed naming Ladon Ruffin until after I exposed Gus Frangos. The photos show decades of neglect. This kind of damage didn't pop up since the fake transfer date of 2009:
** My blogs expressing my freedom of speech rights - especially on matters of public concern - are my opinion and not the opinion of my friends, family or employer **