Common Real Estate Scams and How to Avoid Them

Just like with most other areas of business, the real estate industry has been the target of many types of very creative and successful scams. While scammers are an unfortunate part of all industries where the exchange of money is involved, real estate especially has been a focus in recent years, likely because many more real estate investors these days are not local, and instead invest from afar. When someone can afford to invest in lucrative real estate across the country without ever leaving their home, they gain valuable convenience, while at the same time opening up themselves to risk.

One of the common scams is referred to as a "land contract sale" scam. A land contract is a document that spells out the legally-binding agreement between a seller and buyer, in which the seller of the property agrees to finance the buyer's side of the sale. Basically, the seller of the property becomes like a bank, in situations where the buyer doesn't have the credit history to get a real bank loan. So, instead of getting a mortgage and paying the interest and principal to the bank over an average of 30 years, they work out a payment plan where they pay the seller "mortgage-like" payments over 30 years (or often a shorter period, with a balloon payment at the end).

The existence of land contracts is important in the real estate industry, in that it allows people with little credit history to start down the path to home ownership earlier than they normally would be able to. Unfortunately, because of how the contracts are designed, sometimes sellers are able to take advantage of their buyers. The seller will put extremely strict requirements in the contract, intended to force the buyer to break the restrictions, thus making the property revert back to the seller's ownership. Or, they might make the interest rate on the payments much higher than any rate a bank would set. Sometimes, they even choose not to file the land contract and take out loans against the property, until it gets foreclosed upon. Land contracts don't always have bad outcomes, but if you're ever in a situation where you might need one, you should have your legal representation take a thorough look.

Lending scams tend to be very common as well, especially among people with little credit history (or very bad credit scores). Some (often unlicensed) lenders will be willing to lend an investor a lot of money to purchase a property and fix it up but will charge a much higher interest rate and have a shorter period in which the borrower must pay back the loan. They will also often charge high upfront fees for "loan insurance." The way to avoid this type of scam is to be wary. If a lender doesn't have very many questions for you, or if they don't ask for your credit information, it's probably a scam. As the saying goes, "If it seems too good to be true, then it probably is."

Rental scams, which don't necessarily affect real estate investors directly, do affect people in the real estate industry quite often. The scammer will find vacant houses, often for sale or for rent, and will post their own listings, claiming to be looking for tenants. A potential renter will sign a fake lease created by the scammer, will wire or mail a security deposit and the first month of rent, and will never receive the keys to the property in response. The scammer will tell their target that they live out of town, which is how they explain why they can't give the prospective tenant a tour. They also quote a rent price significantly less than the going market rate, to help convince tenants to move fast on the "opportunity." It is suggested that homeowners looking to sell or rent should clearly place signage with contact information, in a location that can be clearly seen by prospective tenants.

One of the most costly scams out there is a classic. The scammer (sometimes the actual seller, or sometimes just a random person), will convince the prospective buyer (usually an out-of-town investor) that the property is of higher condition than it actually is. They accomplish this by insisting on using their own inspectors, who give the prospective buyer a false report. They will also not disclose liens on the property or significant unseen damage (like termites or mold in the walls). One way to avoid this scam (though not foolproof by any means) is to only purchase properties listed on trusted platforms like the Multiple Listing Service (MLS). Additionally, out-of-state investors who aren't able to come and actually see every property they invest in should still visit the area at some point and find real estate agents and inspectors who they can trust to be honest. There's no perfect way to stop yourself from getting scammed in any industry, but being careful in all of your business decisions is a good start.

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Vigilance is Key in Avoiding Consumer Fraud

As the internet and computer-based technologies become more and more advanced, the strategies used by criminals evolve to keep up. Where once a criminal had to actively confront their victims to steal money or personal property, many criminals now use the internet to enable them to steal money and personal information from the comfort of their own home. However, it's a common misconception that cybercriminals are highly-skilled hackers who can crack your bank's encryption and empty your account. It's much more common for a criminal to attack through misleading or illegitimate emails that trick the target into giving up personal information.

Consumer fraud is commonly defined as "any instance in which an individual suffers a financial or personal loss because of unfair, deceptive, false, illegitimate or misleading business practices." In recent years, consumer fraud has tended to be focused on identity theft, Social Security fraud, and credit card fraud. Additionally, the targets of such scams tend to be individuals with little financial and life experience, like college students, or those who are not very technically-savvy, like the elderly. However, all demographics of the population have been successfully targeted by fraudsters.

The Federal Trade Commission (FTC) is the main agency that works to protect Americans from being defrauded by these criminals, and in recent years, the Consumer Financial Protection Bureau (CFPB) has also joined the fight, especially regarding mortgage scams, banking/wire fraud, and student loan scams. Their goal is to educate the more vulnerable consumers, to try to prevent the fraud from happening to begin with, but they also step in to help get things back on track for people who have unfortunately been targeted successfully.

There are several common methods of consumer fraud that you should learn to quickly recognize so that you can more easily avoid being defrauded in the future. One strategy is referred to as phishing. Basically, the cybercriminal sends you an email that appears to come from your bank or credit card company. The email will say something about your account being compromised or terms of service being updated, then will provide a link that seems to take you to the website where you can sign into your account. This webpage is actually a clever copy that just looks like the real webpage, so when you input your username and password, the cybercriminal records that information for later uses.

In other situations, the criminal gets ahold of your Social Security number (often through phishing attacks, but they sometimes use other methods), and they open up credit cards using your identity. Millions of Americans every year experience this kind of identity theft, and for the inexperienced or elderly, who don't know enough to keep track online, this attack can leave their credit score trashed for many years to come. Targets of identity theft often don't even find out that it has happened until much later, at which point their banks or credit card companies make them jump through all kinds of hoops to try to clear things up. One thing to note: no matter how careful you are with your cyber security and keeping your personal information private, you could be the target of a cyber attack. Being vigilant and suspicious in your online financial life can save you months of stress and frustration down the road.

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New FCC Rules Can Help Phone Companies Block Scammer Calls

No one likes getting dozens of calls a day from people they don't know. Whether from robocallers, telemarketers, or scammers, it can be annoying or even costly to deal with unwanted callers. Millions of Americans have placed themselves on the national Do Not Call registry, which makes it illegal for telemarketers to call you, but scammers don't care if they're breaking the law. Fortunately, according to an article by the Associated Press of the L.A. Times, the Federal Communications Commission passed a set of rules this week that will give phone companies greater ability to block unwanted phone calls from reaching their customers.

Before this week, phone companies could already block some unwanted calls. They were able to prevent scammers from using some types of technology that trick callers with fake Caller ID numbers. With the help of the FCC's latest update, they can also block calls that are likely to be from scammers. Some examples are calls from 911 area codes and calls from phone numbers that haven't yet been assigned to any customers. So, by leveraging the rules and some relatively simple computer programming, the phone companies can develop an automated way to block the worst of the scams from reaching you.

Tens of millions of robocalls are received throughout America each day. Some of those calls are legitimate, from pharmacies alerting you about a prepared prescription or from your local congressional representative trying to garner support in an upcoming campaign. The calls that people have more of a problem with are those that claim to be the IRS or tech support. Those calls can be annoying at best, and in many cases, can lead to identity theft and other costs, especially among elderly targets.

Some phone companies have developed databases where users can input information about calls received, which over time, can help future recipients to avoid and quickly block scam calls. They are also working on other technology that can determine if a call is actually coming from the person they're claiming to be. Either way, there is no definitive way at the moment to make 100% sure that you can't be contacted by a scammer. That being said, you can reduce your risk by avoiding answering the phone to numbers you don't recognize. You can also hang up immediately if a call sounds like a scam, and avoid giving any personal information. Be careful. Scammers can do a lot with any information you give them, so don't give them that opportunity.

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Scam Uses Stolen Credit Card Data to Illegally Resell Gasoline

Improvements in technology are great in many ways. They save money, make life more convenient, and help people to do good in the world. However, technological advancement can often have drawbacks as well. One of the main issues in recent years is the average criminal's increasing ability to get away with financial crimes. The more technologically advanced something is, the more opportunities there are for criminals to hack in or scam people. According to an article by the Associated Press of the Los Angeles Times, one of the latest scams involves using stolen credit card information to resell gasoline on the black market.

The first part of the scam involves attaching 3D-printed credit card "skimmers" to ATMs or other credit card readers, such as those at gas stations. When someone swipes their card through the skimmer without realizing that it's not actually part of the machine, it records the credit card's data for the scammer's use. Then, the scammer is able to transfer the information to a fake card later, which they can use to make purchases. As devices get more advanced and criminals become more tech-savvy, the crimes continue to increase.

Once they have the counterfeit cards with someone else's data on it, the thieves go to gas stations with specially-designed trucks with hidden fuel tanks that can hundreds of gallons of gasoline. Then, they go off and empty the fuel from the trucks into 4,500-gallon industrial tankers. Finally, the tankers turn around and sell the gasoline back to the gas stations or to people on construction sites or to truckers looking to get a discount. Even the smallest gangs of criminals can steal thousands of dollars per day in gasoline, which can be more profitable with fewer risks than other money-making scams.

These types of crimes started sometime around 2006 when the skimmer technology was first developed. Since then, thieves have been using the strategy more and more, mainly in populous states with many busy interstates, such as California, Florida, and Texas. At first, law enforcement did little to combat these crimes, since they were only targeting a couple hundred dollars per transaction. It was seen as a "victimless crime," because the targets could dispute the charges on their credit card statements and generally get the money back. Because of the "slap-on-the-wrist" view of this type of crime, more and more thieves joined up, to the extent that some gangs are making up to $20 million per year off of stolen gasoline.

Because this is a financial crime, the US Secret Service is  involved and is investigating various gangs of criminals, shutting down these groups when they can, and are working on instituting tougher laws to dissuade other criminals from going after the "low-hanging fruit." Gas stations are also looking into installing devices on their pumps that shut the machine down if it is tampered with. Generally, everyone should just be on alert and do what they can to avoid being targeted by a similar scam. Be careful when using your credit card somewhere you don't trust, and if something looks suspicious, you should report it to the authorities.

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Telemarketers Aim to Scam via Social Engineering

Most people have experienced robocalls and telemarketers looking to sell them something. While such calls are annoying, up until recently, they were just annoying. Very few people actually bought the products being sold, but they sold enough to make robocalls economically feasible. Most recently, however, the robocallers have taken a new strategy: known as the "can you hear me" scam. David Lazarus, in his latest L.A. Times article, discusses the popular new telemarketer scam and what you can do to protect yourself from it.

Just as technology is constantly improving to make overall quality of life go up, that same technology can be used to make life more difficult for some. Technology similar to that used by Apple's Siri and Google's Alexa is now being used by computer programmers to make telemarketing calls by a computer seem conversational enough that the recipient doesn't hang up immediately. Because the technology is not perfect yet, the target will quickly catch on and realize that they're speaking to a computer, but in the first few seconds, they may say something that can be used against them.

The "can you hear me" scam is a feat of human engineering, where telemarketing companies demonstrate a thorough understanding of the dynamics of true human conversations. By using that knowledge, the computer is able to get a response they want, in order to scam the responder later. In this scam, the computer asks "can you hear me" with the same inflections as a human, which can usually cause the recipient of the call to respond "yes." Giving an affirmative response is the worst thing you can do in that situation, according to police officials.

When the recipient of the call says "yes," the computer already has what it needs to move forward with the scam. The affirmative response can easily be edited later to make it seem like the target was giving the company approval for a purchase of some kind. There have been several situations over the past months where people have responded to the question "can you hear me" and later found that their credit card had been charged for products they never ordered. A safe rule of thumb when dealing with telemarketers, especially those employing these tactics, seems to be to hang up immediately. If you're not sure if someone is a telemarketer or not, avoid affirmative responses and ask a lot of questions to determine if the answers seem like they are coming from a computer. Machine learning and artificial intelligence are just starting to boom, so be on the lookout for similar scams in the near future.

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BEWARE - You and Your Clients Are a Target For This Real Estate Scam

Cyber-criminals are finding new methods every day to steal personal and financial information. Their techniques range from phishing scams to buffer overflow techniques and brute-force password hacking. Banking institutions have found themselves under attack far more than usual in recent years, and have in turn begun to incorporate stronger security measures in an attempt to block hackers. As a result, many scammers/hackers have moved on to what they believe are "easier targets." focusing on normal people rather than financial institutions, Just last week, the Federal Trade Commission and the National Association of Realtors issued a warning to consumers that they must be hyper-vigilant in order to avoid recent phishing schemes that have been targeting closing costs on real estate transactions.

The National Association of Realtors, along with the Federal Trade Commission, issued their statement warning people to be on the look-out for a specific scheme targeting those involved in a real estate transaction. First, the hackers gain access to the email account of a customer, real estate agent, or escrow officer, and use the information to keep up-to-date on the transaction and determine the closing date. When they have figured out the closing date, the scammer sends an email that has been masked in such a way that they are able to impersonate the escrow company, title company, or real estate agent, telling the customer that the wiring instructions had a last-minute change. If the customer takes the bait, they send their funds to the scammer's account, which can be emptied in minutes.

Sepulveda Escrow utilizes encrypted and secure email when sending documents with sensitive and confidential information. In addition, documents can be returned via email through this secure portal. Sepulveda Escrow has also instituted new procedures to contact Clients directly to confirm details, rather than relying on email or contact through a third party. (Please see end of this blog for some helpful tips.)

It is imperative to know that cyber criminals don't always need to be able to break through firewalls or use high-tech software to get your personal information or access your computer's data. Quite often, hackers use more subtle tricks to gain access. Phishing schemes are one of the most common ways by which they trick potential targets. One example of phishing is when a hacker sends a mass email to a group of people, and makes it look like the email comes from a bank or other online payment platform. The email requests that the recipient verify their login information by following a link. The link leads to a page that closely resembles the actual login page for the financial institution, but when the user inputs their login information, the hacker records the username and password, thereby enabling them to access the account and steal their money.

Another example of phishing is when a hacker contacts a target or a group of targets under the guise of an Official informing them that they have been the victim of a scam. They then tell the recipient that they can help them fix the damage, but first ask for certain sensitive information like Social Security number or bank information, to "verify" what data had been "stolen."  While you may look at this and think that the scheme is too obvious to be effective, statistics show that approximately 0.4% of recipients fall prey to such attacks. In other words, if a mass email is sent to 10,000 people, about 40 of them will have their information successfully stolen.

While phishing is historically the easiest and most effective method by which hackers are able to steal personal or financial information, there are several other methods. A buffer overflow attack, used by more sophisticated hackers, involves inputting many lines of code into an online form in order to overload the system and allow the hacker to steal data inputted by previous customers. A brute-force password hack involves a computer program that inputs all kinds of combinations of letters, numbers, and symbols, until the correct password has been found and the hacker has gained access to an email or other kind of online account.

Finally, hackers often package viruses or worms into free online software or as attachments to mass emails. Such viruses can enable the hacker to record keystrokes, thus giving them access to many of your passwords, or enable them to access built-in microphones or webcams on laptops. Simply opening such an email or downloading an infected attachment can lead to a virus being installed on your computer or mobile device. Fortunately, anti-virus software can often help to detect and remove these viruses, but hackers are constantly finding new ways to avoid detection by your anti-virus program. The best way to avoid getting such viruses is to be careful when downloading anything, and to avoid opening any emails that seem suspicious or come from unknown or unreliable sources.

Here are some tips to help you avoid being affected by similar scams. First and foremost, if something doesn't look right or feels even a little bit suspicious, don't hesitate to double-check it. Don't rely too much on emails. Instead, pick up the phone and call your escrow officer or realtor to make sure that everything you have received is correct. Don't open email attachments you aren't expecting. Additionally, you shouldn't trust financial information that has been sent via email, nor should you send any of your own financial information via email, because it usually isn't secure. In general, wiring instructions are sent by fax or encrypted email message. When inputting personal information on a website, check the address for "https," of which the "s" stands for secure, meaning that your information will be better protected.

Be very careful when opening attachments or downloading anything from an email, no matter who sent it to you. Just because you recognize the email address, doesn't mean that the message actually came from the person you associate with that email address. It's possible that a scammer could have hacked a friend's email, or could have disguised their email to appear as if the message came from a friend's email address. Proceed with caution. Being aware and cautious can save you a lot of hassle in the long run. 

Biggest Tip: Following up on the phone after sending an email may seem burdensome, but we at Sepulveda Escrow find that it is always worthwhile to go the extra mile to avoid financial losses and potential lawsuits.

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Find out more about us at www.sepulvedaescrow.net. Any Questions? Contact our Escrow Expert! Sepulveda Escrow Corporation (818) 838-1831. Follow our company on Facebook, Twitter, LinkedIn, and Google+.

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Banks to Incorporate Biometric Scanning to Help Prevent Hacking on Mobile Platforms

Due to hackers and other cyber criminals, online security has become a major issue around the world. In an attempt to protect their users' information, various websites have enacted different countermeasures to increase security and prevent hacking, but criminals seem to be evolving with technology. Furthermore, many of the extra safety measures, while they do a good job of protecting users, are often viewed as too confusing or time-consuming. James Koren, in his L.A. Times article, describes Wells Fargo's newest security measures: eye scanning and facial/voice recognition.

Banks and credit card companies tend to be the main targets of hackers and scammers looking to steal money and/or identification information. With a relatively small amount of information about you, a cyber criminal can apply for credit cards, open up bank accounts, and rack up thousands of dollars in debt under your name before you are any the wiser. Banks like Bank of America, JP Morgan Chase, and Wells Fargo are constantly looking for better ways to protect their customers without causing more of a hassle. What they have concluded is that the best method, at least for the time being, is the use of biometric markers, which, with current technology, are nearly impossible to forge.

The average consumer wants to be well protected, yet doesn't want to have to put in a lot of effort in order to obtain that protection. For example, Google, among other websites, has a feature called 2-Step Verification. When you make an account with Google, you have the option to save a phone number to your account. Then, every time you try to log in to your account on a computer that you have not saved, Google requires that you input your username, password, and a six digit code that is sent in a text message to the provided phone number. While this system essentially prevents hackers from getting into your account via brute force attacks, it can also be pretty annoying for users who have to log on to multiple computers/devices in any given day.

Besides lengthy, multiple-step encryption, there is also the simple issue of having to remember several different passwords for different websites, each with different formatting requirements. Each website doesn't want you to use the same password on another site, in case one of the websites gets hacked, but how is the average user supposed to remember upward of 5 passwords, and recall which one goes to which website? Biometrics seems to be the best of both worlds for both time-conscious and safety-conscious customers. Currently, fingerprint-scanning is huge in the marketplace, as new phones by Apple and Samsung are coming with built-in fingerprint scanning capabilities. Some banks are already offering fingerprint-based mobile access to non-business customers. However, for commercial customers, who have much larger accounts, and therefore much more to lose to cyber criminals, the banks want to use additional biometric markers to help ensure the security.

Wells Fargo's new service will use a phone's front-facing camera to look at the pattern of blood vessels on a user's retina. This pattern of blood vessels is just as unique as an individual's fingerprint and, therefore, provides just as much security.  Additionally, users could log in to their account using facial/voice recognition. A user holds their phone so that the front-facing camera can see them, and reads a series of numbers that appear on the screen. A combination of recorded voice data and facial structure data will determine if the user is who they claim to be. In all, these new features should provide a much easier and safer experience for all users, especially business customers who need better safety features. As of now, technology has developed to the point where biometric scanning is doable, but not yet hackable. In the future, this may change, but for the moment, biometrics is the safest course.

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Find out more about us at www.sepulvedaescrow.net. Any Questions? Contact our Escrow Expert! Sepulveda Escrow Corporation (818) 838-1831. Follow our company on Facebook, Twitter, LinkedIn, and Google+.

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