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CUYAHOGA COUNTY LAND BANK - LIAR LIAR PANTIES ON FIRE - ** ATTEMPTED COVER UP IN PROGRESS ** President Gus FrangosSubmitted by Gone Fishin on Thu, 05/02/2013 - 19:31.
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.
 It is hard to believe that LADON RUFFIN - Pastor of Straight Up Ministries - is a liar and committed perjury and tax fraud in an attempt to cover Gus Frangos' ass.
1572 East 66th Street & Lexington, Cleveland, Ohio 44103
REAL GOSPEL MISSIONARY BAPTIST CHURCH changed the name of the event to "ANNIVERSARY CELEBRATION FOR PASTOR LADON RUFFIN."
Pastor Ladon Ruffin is preaching to others about God in his Church.
Pastor Ladon Ruffin appeared in court , raised his right hand to God, and swore to tell the truth, the whole truth, and nothing but the truth, so help you GOD. On September 15, 2011, Pastor Ladon Ruffin swore to GOD that he did not own several properties - specifically mentioning property owned by Quinn Court Properties. Pastor Ladon Ruffin swore to GOD that Gus Frangos owned the properties and Frangos hired him to collect rent. Pastor Ladon Ruffin also swore to GOD that he claimed the income received from Gus Frangos on his 2010 tax return.
Pastor Ladon Ruffin - just a little over one year later after rasing his right hand to GOD and swearing to tell the truth - signs an affidavit to cover Gus Frangos's ass. The sworn and notarized affidavit - which again Pastor Ladon Ruffin raised his right hand to GOD swearing that he was telling the truth -states that Ladon Ruffin is the sole owner of Quinn Court Properties LLC and has been since 2009.
The man of GOD is a God Damn Liar and has committed PERJURY!!!!!
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
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
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 **
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LIARS LIARS - Your Panties are on FIRE
More proof of the liars' scam:
Although GUS FRANGOS - President of the Cuyahoga County Land Bank - and PASTOR LADON RUFFIN are doing their best to cover up this scam by stating that Ladon Ruffin maintained 100% ownership since August 1, 2009,:
On January 11, 2010, LIAR GUS FRANGOS filed with the Secretary of Ohio to appoint Ladon Ruffin as agent for Quinn Court Properties. Ladon Ruffin was NOT even an agent on August 1, 2009.
Although Gus Frangos is attempting to cover his ass by alleging that Ruffin was 100% owner of Quinn Court Properties LLC and that Frangos' relationship with Quinn Court Properties LLC ended, below are copies which prove otherwise:
Date on top left corner of the new certificate above which Gus Frangos appointed Ladon Ruffin as the subsequent agent for Quinn Court Properties LLC dated 1/15/10. Gus Frangos' name is all over these documents after his relationship allegedly ended on August 1, 2009. Why would Gus Frangos file to appoint Ladon Ruffin as an agent on January 11, 2010 if Pastor Ladon Ruffin was 100% owner effective August 1, 2009?
Why didn't Gus Frangos put a lien on the property since Frangos signed for the mortgage and was responsible for repayment of the mortgage? Why is Gus Frangos in charge of the Cuyahoga County Land Bank?
Gus Frangos is a Hypocrite / Con Artist and now he is also a LIAR. Gus Frangos is president of the Cuyahoga County Land Bank , collects a six figure salary, and he is in charge of millions of dollars and thousands of parcels of land.
* 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*
LIARS LIARS - Your Panties are on FIRE
Nearly four years after the property allegedly transferred 100% to Ladon Ruffin, the LIARS decide to file the deeds. I suppose this makes sense - if you're stupid.
* 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*
$$$$$ Profit Time after YEARS OF NEGLECT $$$$$
It is a safe bet that this property that has been neglected for decades for will soon be sold for a large profit.
Years of collecting rent money on these dumps with NO MAINTENANCE. No housing code violations were ever filed with the court.
Property taxes unpaid for several years and then a sudden desire to pay the property taxes. No tax lien ever sold to a predatory tax collector. No delinquent property tax foreclosure filed by the county.
Mortgage delinquent for a long period of time which led to two foreclosure cases being filed - both cases personally naming Gus Frangos. Both cases recently settled and the mortgage lien of $110,000 was released as being satisfied.
Instead of walking away from these dumps, lots of money was spent to save the property from foreclosure.
New deeds were recently filed - allegedly nearly FOUR YEARS after the property ownership transferred and Gus Frangos' interest ended.
The back of the property where Quinn Court ends is completely surrounded by heavy machinery and large mounds of dirt. Directly behind the large tree in the picture below and right up to the fence line.
Something related to Vadxx? http://realneo.us/content/vadxx-energy-build-medical-waste-burning-facility-residential-area-gus-frangos-will-profit-p
Worthless dumps owned by Quinn Court Properties LLC. See more photos - including interior photos - here http://realneo.us/content/cuyahoga-county-foreclosure-crisis-who-will-save-us-gus-frangos-president-cuyahoga-county-la
The other side of the property owned by Quinn Court Properties LLC on East 70th Street - 907 East 70th Street - has a factory that either stores or makes new fire hydrants. This factory is running out of room for their business and the fire hydrants are literally right near the fence of the East 70th property- almost in the yard of 907 East 70th Street- and to the left of the house below ( 907 East 70th Street)
It is now profit time. Time to cash out these dumps. Laughing all the way to the Greek bank.
* 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*
Gus Frangos - Ladon Ruffin VACANT & ABANDONED
The new county treasurer steps up to the plate and corrects what has been IGNORED by the former county treasurer - Jim Rokakis - FOR YEARS.
The old county treasurer liked to nickle and dime folks that couldn't defend themselves against the predatory delinquent property tax collectors and overlooked the connected folks.
http://realneo.us/content/plymouth-park-tax-services-aka-xspand-cuyahoga-county-victims-corruption-deserve-justice
LIAR Ladon Ruffin finally got sold out to the predators! This is the kind of people that Gus Frangos does business with. This tax foreclosure is for property located in Garfield Heights and is not for the vacant and abandoned property above.
CV-13-798653 WOODS COVE II, LLC vs. LADON C. RUFFIN ETAL
Delinquent taxes owed on this tax lien $ 6,186.71
Good job County Treasurer! Keep it up and go after the connected property owners that got a free ride for years.
* 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*
Cuyahoga County files another tax foreclosure on Frangos LLC
Cuyahoga County recently filed ANOTHER tax delinquent foreclosure on one of Gus Frangos' ( aka County Con Artist ) shell LLC properties.
CV-13-806499 TREASURER OF CUYAHOGA COUNTY, OHIO vs. 1158 E. 61ST, LLC - ET AL.
Filed May 3, 2013.
1158 East 61st Street owned 1154 and 1158 East 61st Street.
Delinquent property taxes for both properties OVER $20,000.
NO PROPERTY TAXES PAID FOR YEARS. NO REPAYMENT OF THE OVER INFLATED MORTGAGE EITHER. Lots of rent collecting though.
Jim Rokakis - former county treasurer and good buddy of Gus Frangos - sure did one hell of a job over looking property taxes for those well connected. The delinquent property taxes are more than the value of the property.
One property owned by Frangos shell LLC was recently foreclosed upon and will default to the county land bank so the county con artist can pick and choose which connected out-of-state investor SCREW JOB will get his OWN shell LLC property.
http://realneo.us/content/cuyahoga-county-land-bank-report-fraud-waste-hud#comment-34182
The county con artist could not properly take care of this property in Round 1 -while it was in his personal control. Now the county con artist can waste tax payer dollars for Round 2.
Meanwhile, Gus Frangos drives past the abandoned dumps in Cuyahoga County and heads home to his $300,000 + house in Hudson, Ohio , collects his six figure salary- paid by the collection of delinquent property taxes, and gives away county tax payer property to the chosen FEW. http://realneo.us/content/cuyahoga-county-land-bank-continues-give-county-taxpayer-property-flippers
And Gus Frangos is PRESIDENT OF THE CUYAHOGA COUNTY LAND BANK.
World's BIGGEST Idiot http://realneo.us/content/cuyahoga-county-land-bank-president-gus-frangos-worlds-biggest-idiot-land-bank-scam-fraud-wa
Gus Frangos is attempting to place blame for this recent delinquent property tax foreclosure on Ruth and Al Dailide. This property was NEVER in the Dailide's name. The deed was in the name of John Stover Trust prior to transfering of the property to Gus Frangos shell LLC= 1158 East 61st LLC.
John Stover is a former Parma Councilman.
On December 1, 2008, Frangos slapped a mortgage on the property in the name of Al and Ruth Dailide- but NEVER TRANSFERRED THE DEED.
I know Al Dailide personally. In 2004, Al Dailide FLED the country due to an investigation of Nazi War Criminal allegations and has NOT RETURNED SINCE. Dailid later had his citizenship revoked PERMANENTLY. It is NOT POSSIBLE for Al Dailide to have an interest in this property in 2008 AND sign for a mortgage with Gus Frangos when Al Dailide and his wife Ruth fled the country in 2004.
Dailide was DEPORTED http://www.heraldtribune.com/article/20020525/NEWS/205250313?p=1&tc=pg
Liar Liar PANTIES ON FIRE again
http://realneo.us/content/cuyahoga-county-land-bank-president-gus-frangos-liar-liar-panties-fire-attempted-cover-progr
http://www.standard.co.uk/news/war-criminal-who-handed-jews-over-to-nazis-for-extermination-lives-openly-in-germany-6877906.html
* 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*
Only $1,022,222.22 per unit...woohoo...pals of Rokakis/Frangos
Bittersweet Reality...
Rokakis and Frangos LEVERAGED a GET OUT OF JAIL FREE CARD for THIS NIGHTMARE OF $75 MILLION IN LOCAL FUNDING TO ALLEDGEDLY REVITALIZE OUR TOWN!!!
WAS IT WORTH IT????? NO!
http://realneo.us/content/your-tax-dollars-workthe-biggest-welfare-check...
Always Appreciative,
"ANGELnWard14"
Frangos / Rokakis TAG TEAM
WHO CREATED THE CUYAHOGA COUNTY LAND BANK & MADE GUS FRANGOS PRESIDENT????
* 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*
GUS FRANGOS LIVES IN SUMMIT COUNTY but runs Cuy Land Bank?
So, does Gus Frangos live out of Cuyahoga County????
Another crime upon the public at large!!!! Unreal. Woohoo.
He should be made to live in those condemned houses he holds.
It must be nice....my heavens....
Is all that money they steered into Cleveland what kept them out of jail...?
FEDS: IT WAS NOT WORTH IT!!!!!
PEOPLE DIED FROM THE STRESS OF IT ALL! YOU ALL OWE IT TO THEIR FAMILIES TO PUT THESE TWO CON ARTISTS IN JAIL!
Always Appreciative,
"ANGELnWard14"
The county con artist should live in this shell LLC property
Lots of Yuppie Art for Frangos to enjoy on Quinn Court.
Not a single housing violation ever filed for these numerous dumps that have blighted an ENTIRE BLOCK. And of course, the pattern of delinquent property taxes for years with NO sell out to tax lien theives or foreclosures filed by the county and no mortgage paying either:
* 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*