The Opportunists
When You’re a Lawyer Watchin’ Clay Vilt, Erick DeLaRue, Jason Leboeuf and the rest of the Legal Bandits, along with their Civilian Fraudsters like Sandy Forsythe and Kevin Pawlowski Stealin’ Homesteads with Fraudulent Transfers or worthless TREC sales contracts, you’ll get new blood with a desire for insatiable greed entering the arena – especially when the Judiciary are a proven part of the scam.
Let us introduce to you Houston lawyer James Rivera and his spouse, Piipar Sirrese Rivera, nee Allen, who’ve combined their talents, formed an LLC and as such have now joined the exclusive “Foreclosure Scam Squad Series” we’re publishing on LIT.
We call the Riveras opportunists because researchin’ James Rivera’s history of legal cases, he’s absent in federal court and the only cases in Harris County are very old, when he was a budding divorce lawyer. What he’s been doin’ since 2010 is a mystery, there’s only a couple of seizure cases on record.
As such, it appears a new spouse and a new strategy were implemented after the creation of their LLC in 2020, and the foreclosure case of Jankowiak is the second of two cases which both show the hallmarks of the foreclosure scam we’ve been highlighting on LIT.
Rivera came under the spotlight on our micro-blog at Midfirst.Mortgage, where he represented a pair of homeowners and Midfirst had their rogue lawyers at BDF Hopkins remove the case to federal court. Nothin’ greatly untoward thus far, but it’s accepted Shelley Hopkins likes to obtain a quick judgment with a premature motion to dismiss or similar. And in this case, the homeowner listed BDF Hopkins as a defendant, so we knew [AWOL] Mark Hopkins would appear, which he duly did.
However, BDF Hopkins didn’t get their judgment this case. Instead, the parties voluntarily agreed to dismiss the case. That was on June 24, 2022, granted by Judge Hanks.
We always swing back around to double-check our cases and see what’s happened post dismissal or judgment, and in this case, we discovered the HCAD data showing the property no longer in ownership by the homeowners, Pineda and Clark, but rather Wademar, LLC, owned by none other than the Riveras.
And that new information led us to revisit the exhibits in the Pineda and Clark lawsuit.
What we found was a TREC agreement, listing Wademar LLC as the buyer, and Piipar Rivera using an email which leads us to a website called Lone Star Home Buyers of Texas, owned and operated by Michael “Mike” Minuto of Mtm Accelerated Holdings, LLC.
Piipar is apparently not only a Certified Physicians Assistant, she’s now become a licensed TREC Sales Agent since March of 2021 (and as such is to adhere to the code of ethics prescribed therein).
Clearly BDF Hopkins knew exactly what was goin’ on when the voluntary dismissal was “negotiated”.
The timeline shows;
Rivera’s TREC Contract [to pick up note balance of around $261k] on home worth $410k per Zillow, signed April 28, 2022.
Harris County case filed by Rivera; April 29, 2022
Removed to Federal Court; May 26, 2022
June 9, 2022; HCAD records show the Riveras company, Wademar, LLC as the owner
Case Voluntarily Dismissed and Granted same day by Judge Hanks; June 24, 2022
Zillow Listed Home for Sale; July 6, for $405k
Note: with a loan repayment of around $261k quoted by BDF Hopkins for Midfirst (in May), this would equate to $144k return on investment for the Riveras.
Zillow Listing Removed; Aug. 13, 2022.
LIT Questions
Can Midfirst confirm they have received full payment in satisfaction of the $261k+ payoff due for the mortgage note from the Riveras or their LLC?
Can Texas Legal Ethics and the State Bar of Texas confirm the representation by lawyer James Rivera violates 1.06 Conflict of Interest: General Rule – as you surely cannot say that $144k ROI by stealin’ the property as the buyer is not adverse to the distressed and emotionally challenged homeowners and sellers?
Same goes for licensed TREC Sales Agent and co-conspirator in the theft, Piipar Rivera.
And now they’ve had success with the first theft, Rivera is filin’ again in Harris County District Court on September 29, 2022 re the Jankowiaks. Despite the Exhibits not being present in the court, LIT can safely recognize this is the same theft being perpetrated against a financially distressed ‘young couple’ who fear their credit will be ruined unless they enter into this forced sales contract.
OUR LEADER
MIKE MINUTO
Mike is a real estate investor and company owner focused on the central Texas market. In addition to a long career as a leader in the enterprise and startup software industry, Mike has had the opportunity to train and work with some of the best real estate professionals in central Texas. He’s been investing since 2003. His business philosophy is grounded in customer-first and uncompromising integrity, strong team collaboration, playing to people’s strengths, and providing rock-solid customer service and solutions for his clients.
Our Commercial Team Director
SANJAY AGGARWAL
Mr. Aggarwal has been partnering with multifamily as well as Single Family specialists that have been able to find unique value add properties in Texas. Mr. Aggarwal has an extensive finance background and through his knowledge of property assessment and transaction due diligence, he has been able to confidently build his Real Estate portfolio. His in-depth experience in the acquisition, renovation, and management side of the Real Estate business has been key to his success.
Mr. Aggarwal currently has an ownership interest in over 350+ multifamily units across Texas and 50+ Single Family properties. Sanjay has also closed out multifamily properties totaling around 800 doors and flipped around 30 houses providing outstanding returns.
PROFESSIONAL ACCOMPLISHMENTS
Sanjay has been a Licensed Broker in Texas since 2019
Sanjay has been a licensed Realtor in Texas since 2015
Top of the class in all academics (Dean’s list at Booth School of Business and in the top 5% at both UCF and Bachelors).
Master’s research published in ASME Journal
Certified 6 Sigma Green Belt and Black Belt at Caterpillar Inc.
SINGLE AND MULTI FAMILY INVESTMENT SUMMARY
Sanjay currently owns 40 Single-Family Rental Properties that are spread out across the DFW metroplex, 16 Single Family Portfolio in San Antonio with a Partner, and is in process of flipping two single-family houses. Previously Sanjay started and founded Texas Homes Portfolio exclusively for flipping houses. Sanjay flipped around 30 houses and generated awesome returns. Sanjay is well versed in Owner Finance as well as Sub-To transactions and managed 5 transactions through this process.
Acquisitions Team
Celina Lane
Nicole Ellery
Janae Rapps
Amber Lackey
David James Kantner
Maria Alvarado
Dispositions Team
Keli Viereck
Mike Bailey
K TREVOR THOMPSON
Successful Vice President with 47+ years in the attractions and entertainment industry. Highly observant, and detail-oriented with a highly developed work ethic.
“I spent the past 20 years working for iFLY Indoor Skydiving, we grew from 1 location to 80 worldwide”
I have become deeply passionate about learning about Real Estate Investing. I am an avid learner, continually connecting with as many like-minded people. I have been actively looking for a multifamily property as GP/Asset Manager/Boots on Ground in TX
As an accredited investor LP in 16 and GP in 3 syndicated deals. Invested in multifamily apartments (1,250+ doors) retail strip mall, 1 Townhouse to Condo conversion (28 units), 1 Single Family Rental Portfolio Fund (250 homes), 1 ground up Multi Family Fund (100 doors), and a medical office building, land development near the new Tesla factory in Austin, storage in Charlotte NC, GP/LP 66 Condo’s in Charleston SC, and GP/LP 167 apartments Corpus Christi TX 75 doors San Antonio GP/LP.
Contact Us
We love our customers, so feel free to visit during normal business hours.
Lone Star Capital Properties
Commercial@lonestarcapitalproperties.com
972-843-7355
A Real Estate Investor Portal for “Big Dogs”
Mr. Michael currently serves as the COO. Mr. Minuto is responsible for daily company operations, leading product definition, research and development, assisting with business model development and expansion, and assisting to plan and drive the go-to-market strategy.
Mike has worked in a variety of software leadership and development roles over the past 28 years, driving many successful consumer product, mobile, web software development, and IT production support and operations projects with large corporations such as IBM, Motorola, National Instruments, and Charles Schwab.
Mr. Minuto’s experience leading development and operations teams, as well as his creativity with respect to product ideas and marketing strategies, has been key to launching the Good Citizen Network and ensuring a successful future.
From Sept 2016-April 2018, Mike was the Managing Director and Development Tools Leader at Charles Schwab.
In April 2018, he joined in Savvy Technology Solutions as the COO with a full focus in The Good Citizen Network project.
July 19, 2023
LawsInTexas.com Blogger, Inc. info@lawsintexas.com
Michele McBride Simonelli, Esq. msimonelli@minclaw.com
RE: Editorial Inquiry – Michael Minuto
https://lawsintexas.com/houston-lawyer-james-rivera-and-divorcee-spouse-piipar- rivera-are-real-scumbags-together/?ampBackstory
To Whom It May Concern:
I am reaching out to you on behalf of my client, Michael Minuto, to very respectfully request that you consider removing his name, any references to him or his employer, the Michael and Susan Dell Foundation and any other data associated with him from the above-cited article and your website.
Let me be clear with you. This is not your typical “lawyer letter.” Rather, this off the record inquiry is editorial in nature, and it is not a legal demand.
At the outset I want to make it clear that I understand the stated mission of your organization and recognize your outlet has broad discretion in deciding what of its copyrighted material to allow the public to access through the Internet. We are not questioning your First Amendment right to do so.
Rather, in this instance, I believe my client is a bystander caught in the crossfire of what appears to be a legitimate story of public interest. I appreciate you taking the time to review this request. Please let me know if you have any questions.
Trained in computer science, Michael moved to Texas from Florida in 2009 to work as a software manager. He transitioned into using his computer skills to do charitable work. He helped found a social impact network called Good Citizen Network and is now working to write grants for low-income school districts to help improve the quality of education of vulnerable K-12 children.
On the side, he used his interest in marketing to start Lone Star Home Buyers of Texas to help real estate investors with leads, tools and marketing services.
Investors would join his platform to get leads. One feature of the platform was a Google account that provided an email address using the Lone Star brand, which allowed investors to use that address to log in to the platform and support chat rooms.
The investors were instructed to use their own email branding on contracts as Lone Star had no connection to any deals the investors were closing.
As it relates to your article, James and Piipar Rivera joined the Lone Star platform and took advantage of the marketing services. However, in violation of their contract, they used the Google email address associated with Lone Star on a TREC contract. Mr. Minuto was not involved in the deal described in your article in any way. He was not involved in how they purchased or sold the property in the article.
Further, he had no knowledge of what they were doing outside their use of his platform.
The Riveras left the Lone Star platform not long after the transaction referenced in your article was completed.
For his part, troubled by the increase in bad actors in the investor community, Mr. Minuto has since completely shut down Lone Star Home Buyers of Texas.
I am reaching out to you in the hopes that you will remove Mr. Minuto’s name and the links associated with him, including the link to his current employment at the Michael & Susan Dell Foundation because he is no way involved with the issue and is only mentioned because the Riveras violated the terms of their contract and brought his marketing company email into play.
Typically, our firm would ask for the complete removal of the article.
However, as I noted, we understand the need for platforms like yours to keep the public informed of such information. It is just not fair play to include Mr. Minuto in that list as he is in no way associated with these individuals’ dealings.
As someone who works with clients every day trying to remove content from the internet, I have seen how the presence of content naming an individual and placing them square in the eyes of the court of public opinion, even when no crimes ever occurred, can severely derail a life.
The harm inflicted on Michael’s quality of life, his mental health and his career in the charity community far outweighs any public interest in access to his information and seems contrary to the mission of your organization.
In light of the above, we respectfully ask that you please consider removing his name, any references to him or his employer, the Michael and Susan Dell Foundation and any other data associated with him from the above-cited article and your website.
I believe that personal communication sometimes works best to clarify matters. So if you would like to talk in more detail about this please contact me by phone at (216) 373-7706 or by email at msimonelli@minclaw.com.
I would also be happy to set up a zoom call at your convenience.
Any measure of relief granted would be greatly appreciated.
Sincerely,
Michele McBride Simonelli
Ya Think We Don’t Have a Copy of the Deleted Video? You’d be Wrong.
202263076
JANKOWIAK, RICHARD vs. GUILD MORTGAGE
(Court 133, JUDGE JACLANEL M. MCFARLAND)
SEP 29, 2022 | REPUBLISHED BY LIT: OCT 6, 2022
Jankowiak Residence: 5215 Rivertree Ln, Spring, TX 77379 ($264k)
Notably missing from the Harris County District Court filing is “Exhibit 2”, the TREC contract, but that doesn’t stop the TRO being granted immediately by Judge McFarland.
RE: 202263076 – JANKOWIAK, RICHARD vs. GUILD MORTGAGE (Court 133)
Do you have a copy of the Exhibit 2, with the righteous buyer per E-F you could send to us along with perhaps the rest of the missing exhibits, like an affidavit, or two from this young couple?
202263076- 7 Active – Civil |
JANKOWIAK, RICHARD vs. GUILD MORTGAGE | 9/29/2022 | 133 | Civil | Other Property | |
202225763- 7 Disposed (Final) |
PINEDA, ISAIAS vs. MIDLAND MORTGAGE |
4/29/2022 | 055 | Civil | Foreclosure – Other | |
202041101- 7 Ready Docket |
STATE OF TEXAS vs. APPROXIMATELY $11,066.00 | 7/10/2020 | 080 | Civil | Seizure / Forfeiture | |
201513167- 7 Disposed (Final) |
STATE OF TEXAS vs. APPROXIMATELY $3,121.00 |
3/6/2015 | 165 | Civil | Seizure / Forfeiture | |
201023350- 7 Disposed (Final) |
CEDILLO, FREDDIE H vs. VARELA, SHAWNA | 4/14/2010 | 257 | Family | PATERNITY | |
201018390- 7 Disposed (Final) |
SERVIN, BERNARDINO O vs. SERVIN, GUILLERMINA B T |
3/22/2010 | 257 | Family | WAIVER DIVORCE | |
200969049- 7 Disposed (Final) |
RIVERA, ANA vs. SILVA, JACINTA | 10/23/2009 | 151 | Civil | PERSONAL INJURY – AUTO | |
200911881- 7 Disposed (Final) |
CASTANEDA, ANGIE COMPEAN vs. CASTANEDA, ODILON MALDONADO |
2/26/2009 | 312 | Family | WAIVER DIVORCE | |
200911882- 7 Disposed (Final) |
BOBECK, KRYSTAL M vs. TUCKER, WILLIAM R JR | 2/26/2009 | 257 | Family | DIVORCE | |
200720897- 7 Disposed (Final) |
JOHNSTON, JAIME J vs. FREEBURN, RODNEY |
4/5/2007 | 152 | Civil | PERSONAL INJURY (NON-AUTO) | |
200657520- 7 Disposed (Final) |
CHAVEZ, DANIEL vs. PEDRAZA, BLANCA EVELIA | 9/13/2006 | 310 | Family | DIVORCE W / CHILDREN | |
200640786- 7 Disposed (Final) |
DAVIS, PATRICIA vs. MCGILL, ANTHONY (DBA ANTHONY’S OF NEW OR |
6/29/2006 | 164 | Civil | BREACH OF CONTRACT | |
200610701- 7 Disposed (Final) |
CHAVEZ, FRANK ANDREW vs. CHAVEZ, BETTINA MARIE | 2/17/2006 | 309 | Family | WAIVER DIVORCE W / CHILDREN | |
200580494- 7 Disposed (Final) |
ROGERS, LINDSAY ELLEN vs. KUBECZKA, ADAM THOMAS |
12/22/2005 | 245 | Family | DIVORCE | |
200558797- 7 Disposed (Final) |
MONSIVAIS, EDUARDO vs. MONSIVAIS, DOMINGA | 9/16/2005 | 312 | Family | DIVORCE W / CHILDREN | |
200472706- 7 Disposed (Final) |
NEWSOM, ALMA J vs. UMEREZ, RICARDO |
12/22/2004 | 127 | Civil | PERSONAL INJURY – AUTO | |
200444792- 7 Disposed (Final) |
BRYANT, GLEN vs. BRYANT, WANDA | 8/20/2004 | 312 | Family | WAIVER DIVORCE W / CHILDREN | |
200440940- 7 Disposed (Final) |
SHORT, CLAUDIA P vs. SHORT, CHARLES F |
8/4/2004 | 309 | Family | WAIVER DIVORCE W / CHILDREN | |
200440863- 7 Disposed (Final) |
SALAZAR, MARIA vs. SALAZAR, ALBERTO | 8/3/2004 | 257 | Family | DIVORCE W / CHILDREN | |
200420543- 7 Disposed (Final) |
BROWN, JOHNNY JR vs. BROWN, MEKO |
4/23/2004 | 246 | Family | WAIVER DIVORCE W / CHILDREN | |
200420132- 7 Disposed (Final) |
GUERRA, LIONEL vs. GUERRA, BELINDA | 4/21/2004 | 309 | Family | DIVORCE W / CHILDREN | |
200351073- 7 Disposed (Final) |
BRYANT, GLENN E vs. BRYANT, WANDA |
9/11/2003 | 312 | Family | WAIVER DIVORCE W / CHILDREN | |
200234987- 7 Disposed (Final) |
MIDWAY, NINA vs. RODRIGUEZ, KATHERINE E | 7/12/2002 | 133 | Civil | PERSONAL INJURY – AUTO | |
200158002- 7 Disposed (Final) |
KEMMERER, TRENDA L vs. BLAIR, CLARK T |
11/9/2001 | 080 | Civil | INJUNCTION | |
200121046- 7 Disposed (Final) |
SHIRAKI, BETTY ANN YUKIKO vs. NON-ADVERSARY (CHANGE OF NAME) | 4/23/2001 | 257 | Family | CHANGE OF NAME (ADULT)- FAMILY | |
200121047- 7 Disposed (Final) |
MAZARIEGOS, TIRZA vs. MAZARIEGOS, LUIS |
4/23/2001 | 257 | Family | WAIVER DIVORCE W / CHILDREN | |
199943753- 7 Post Judgment |
ESTRADA, RUBIA ELIZABETH vs. ESTRADA, FERNANDO D ESTRADA | 8/27/1999 | 308 | Family | WAIVER DIVORCE W / CHILDREN | |
199943046- 7 Disposed (Final) |
URIOSTEGUI, BRUNO vs. URIOSTEGUI, NOELIA |
8/25/1999 | 257 | Family | DIVORCE W / CHILDREN | |
199942699- 7 Disposed (Final) |
SAGASTUME, JACKIE ONASIS vs. SOBREVILLA, ALFREDO P | 8/23/1999 | 312 | Family | WAIVER DIVORCE |