Mortgage Fruad Nets Randall Aaron Davidson Ten Years In Federal Prison – Comments By Business Ethics Speaker Chuck Gallagher

You reap what you sow. This is a lesson I learned years ago when I stood before a judge and was sentenced to federal prison. I am not proud of my past or the choices I made to get the sentence I received, but one thing I learned clearly is – You reap what you sow.


Randall Aaron Davidson, age 58, of Fairborn, Ohio has now learned that as well as he was sentenced to 10 years imprisonment for his role in a conspiracy that defrauded real estate investors and banks of more than $20 million over a seven year period.

According to the US Attorney’s office, Davidson led a scheme that involved manipulating documents associated with real estate sales and closings in order to obtain excess mortgage loan proceeds generated from the property sales.

Mary J. Donaldson, Michael McWhirter, Jocelyn Hammond and others were charged along with Davidson in a 14-count indictment on September 14, 2005 with multiple felonies, including money laundering, conspiracy to commit money laundering, conspiracy to conduct fraudulent real
estate transactions, bankruptcy fraud, mail fraud, wire fraud, and falsifying loan applications. Davidson pleaded guilty on February 9, 2007 to one count of bankruptcy fraud and one count of conspiracy to commit money laundering, along with one count of income tax evasion charged in a separate bill of
information. Davidson instigated the mortgage fraud scheme in 1998, which continued until his arrest and indictment in 2005.

As is true in many federal cases, from the time of indictment and arrest to the time of sentencing, many years can pass. More about the crime from the US Attorney’s news release:

As leader of the conspiracy, Davidson owned and operated Capital Properties, Knab Mortgage, MJR Telecapital Investments, MTR Property Consultants, and Restoration, Inc. among others. Davidson recruited unsuspecting investors to purchase low income, dilapidated and depressed properties in the Dayton area at prices artificially inflated above legitimate fair-market values. The
mortgages were financed with fraudulent loans facilitated, brokered and closed by Davidson and his conspirators. The conspirators provided the down payments on the properties, paid kick backs to the loan applicants, and opened bank accounts to disguise the true nature, location, source, ownership and
control of the proceeds and profits from the transactions. Davidson also evaded payment of more than $359 thousand in taxes on his $1 million earnings in 2002. At the conclusion of his prison term, Davidson must serve five years on supervised release. He was also ordered to pay a money judgment of $13.1 million.

NOTE: As a speaker on business ethics and white collar crime, I often receive calls from people who have been scammed by activities much like have been reported above. In some cases “straw buyers” are recruited in unsuspecting ways. The call I received just last week reported that he (unnamed for privacy purposes) had been recruited to help out a neighbor – after all had been said and done, his kindness was rewarded by ruining his credit as he was effectively made a straw buyer for a mortgage fraud scheme. REMEMBER: if you don’t know everything that is taking place and why, don’t do it!

Timothy Pearson was charged in a separate bill of information for his role in the conspiracy. Pearson pleaded guilty on March 12, 2007 to one count of conspiracy to commit money laundering and two counts of attempting to evade of defeat federal income tax. According to the statement of facts filed in court, Pearson participated in approximately 365 fraudulent real estate closings, helping his co-conspirators obtain in excess of $13 million in the scheme. Pearson is scheduled for sentencing in April.

Now, you have to know that he’s sweating his sentencing since Davidson got 10 years!

Serving as the closing agent for many of the fraudulent real estate transactions, Jocelyn Hammond was charged in a separate bill of information with conspiracy to commit mail fraud, wire fraud and money laundering. Hammond pleaded to the charges against her on January 29, 2008 and is
scheduled for sentencing in May.

Likewise, I’m sure there’s concern after seeing a 10 year prison sentence imposed.

The victims in the conspiracy included more than 70 financial institutions located throughout the United States that were tricked into making loans in excess of the true market value of the homes, along with over 38 real estate investors who were left with overvalued, virtually uninhabitable rental property on which they owed more than the property was worth. The conspiracy involved the fraudulent closing and sale of over 350 residential properties, 300 of which were located in Montgomery County, Ohio.

Every choice has a consequence. As a white collar crime and business ethics speaker, I speak from first hand experience about the truth about consequences. Reality is – no one escapes the consequences of their choices. While Davidson and others may have looked good for a time and avoided the consequences – they did not avoid the consequences all together. Prison is no fun and Davidson is facing 10 years plus substantial restitution for his conviction. Likely he will serve time and that will prove to be a dramatic change from his prior activities. You do reap what you sow.

If anyone reading has any background on Davidson or was defrauded by him – feel free to comment as I study the behaviors and backgrounds of those convicted of white collar crime.

White Collar Crime Speaker – Chuck Gallagher – signing off…


5 Responses to Mortgage Fruad Nets Randall Aaron Davidson Ten Years In Federal Prison – Comments By Business Ethics Speaker Chuck Gallagher

  1. D Turner says:

    I actually was a victim of Randall Davidson’s real estate scam. Capitol Properties posted an add in the classified section stating that they could get investors property no money down, and money back at the time of closing. I had just taken the Carlton Sheets course, and the representative from Capitol Properties, Patrick Segworth, used all of the familiar terminology from the course, even mentioning the course in his explanation of their services. All in all, I was scammed into buying 12 of those distressed properties, which I was told that MTR Property management would fix up those properties that needed repair, rent them out, collect the rent, make the mortgage payments, and send me the difference of at least $100 positive cash flow. To make a long story short, they never made any repairs, they rented out one of the 12 properties, however I never received any rent payments, they never made any mortgage payments,(all of money I got back at closing went towards the mortgage payments,) and of course there was never any positive cash flow. That might lead one to ask, “Well why would she buy 12 houses if they weren’t keeping their end of the bargain?” Simply put, I needed that next house so that I could get that next closing check in order to keep up the payments on the previous homes that I purchased. When I finally said “enough is enough, I need you guys to stand by your word or I’m not purchasing any more properties until I see some mortgage payments being made and some positive cash flow checks coming in,” I was cut off cold, and told that my refusal to purchase a property that I was presented for purchse had automatically resulted in a termination of our business relationship. I immediately contacted a real estate agent in Dayton where the properties were in hopes of being able to sell off the properties. However, I was told that none of the homes that I purchased were worth what I owed on them. One of the homes on which I owed approximately $60k was not even worth $6k. All in all I was over $1 million dollars in debt. In less than a year’s time, I went from having A-1 credit, to having to file for bankruptcy. I’ve not been able to get back on my feet financially since. I have been notified that he was convicted on two of the above counts, and the rest were disposed of. He is now in the process of appealing his conviction. I am strongly considering taking him to civil court.

  2. jon says:

    thats fucked up

  3. Sierra says:

    Randall only got three years of the possible ten and as of this message having not so bad of a time in prison. He’s made himself a nice little life there. He’s joined a band, he has an office (all be it in the basement) with cable tv, he has money to buy whatever he likes at the prison store and he’s already made aquaintances who are ready willing and able to help him along with his next scheme, “credit repair”. His is not the hard life you’d hoped he’d have if you’d hoped he’d learn his lesson. Just the opposite, he’s adapted rather quickly to his new home and will be out soon. Just a word of warning

  4. Charles L. Kieffer says:

    What prison facility is Davidson in now and what are his chances at early release at this time

  5. WILD Bill says:

    I worked for randy as office manger when this case broke, I was the only one not charged with any kind of crime

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