Estate Dossiers — Framework Mapping (25 deals)

Legend — the compact flow applied to each

TRIGGER: which D — Death / Disability / Divorce / Distress (or mis-tagged-as-estate)
INSTRUMENT: authority instrument — indep/dep probate · AoH · POA · guardianship · life estate · trust · servicer-HUD · N/A-not-estate
3C: Carrying / Condition / Contract
4L: Buyer · Seller · Agent (+referrer/stakeholders) · Title (encumbrances)
FRICTION: Price (condition) vs Closeability (authority/liens/clock) — which dominated
OUTCOME: closed / died / in-progress + one-line why

Death Disability Distress Mis-tagged Closed In-progress Died

█ Death trigger (decedent estate) — 16 dossiers

Decedent estates. Authority flows from probate (independent or dependent), affidavit of heirship, trust, life estate, or POA. FRICTION splits cleanly into condition-driven (Price) vs authority/lien/clock-driven (Closeability).

11410-lakeside-place

11410 Lakeside Place Dr — Estate of Josephine D'Ambrosio

DeathClosed

TriggerDeath (decedent Josephine; surviving widower Thomas)

InstrumentProbated will + POA (stepson David Schneider signs); AoH explored then abandoned (would have pulled in excluded heir Allen King)

3CCarry vacant estate, est exemption · Cond as-is, no survey/SD · Contract POA legal-description defect cured

4LBuyer multiple offers → $340K no option · Seller widower via POA · Agent own; eXp buyer-side 25% ref · Title AoH-vs-will disposition risk, defective POA

FrictionCloseability (probated-will vs AoH authority) over a non-blocking condition

OutcomeClosed 2023-11-15 — confirmed will already probated → clean POA authority; tails (utilities, $495 ref short)

11626-village-place-326

11626 Village Place Dr #326 — Estate of David B. Dobrzykowski

DeathClosed

TriggerDeath (decedent David; sister Susan = administrator)

InstrumentIndependent administration (no per-sale court approval)

3CCarry HOA lien Jul-2023 · Cond foundation problem · Contract independent admin, fast

4LBuyer NetWorth/Zane Hoppes investor as-is · Seller out-of-state (MD) administrator · Agent Doehring (Sarah Whatley) ref, batch of 2 · Title HOA lien + Olshan Non-Owner Release

FrictionPrice (foundation condition) — closeability clean under independent admin

OutcomeClosed/funded 2024-04-26 via Proof RON; phishing email caught pre-wire

135-woodvale

135 Woodvale St — Estate of Rogelio Flores

DeathClosed

TriggerDeath (decedent Rogelio; son Rojelio Jr = administrator)

InstrumentDependent administration — court Decree/Order + bond signed 11/30; Report of Sale post-close

3CCarry est net ~$82,416 · Cond not financeable (no floors/appliances, busted window, prior break-in) · Contract court controls calendar

4LBuyer all-cash $92,500 as-is · Seller court-appointed son · Agent Doehring ref; Alex McCauley buyer-side 25% ref · Title court decree as deed Exhibit A

FrictionCloseability (court timeline) + Price (condition) both real; court schedule dominated

OutcomeClosed 2018-12-04 — multi-txn estate (also 8409 Barkley under same executor)

15902-elmerald-briar

15902 Emerald Briar Ln — Lennie Lanez Estate / Trust

DeathIn-progress

TriggerDeath (decedent Lennie Lanez; son Jason Berger = executor)

InstrumentTrust (Lennie Lanez Trust) + executor; no court doc in email

3CCarry ~$140K mortgage payoff · Cond contents-full, power-wash/landscaping · Contract NJ executor, slow

4LBuyer none reached · Seller out-of-state (NJ) distracted executor · Agent Doehring ref; BoldBids auction vendors · Title trust authority asserted, no probate doc

FrictionPrice (contents/condition) + executor-availability drag; never reached a buyer

OutcomeIn-progress/stalled — only reached listing setup (~11/19/2021); no contract in mined record

1926-wakefield

1926 Wakefield Dr — Estate of Cecil Griffin

DeathClosed

TriggerDeath (decedent Cecil; LaTrelle Andrews = executor)

InstrumentIndependent administration; Letter of Testamentary gates title

3CCarry out-of-state heirs · Cond mold/HVAC-2009/electrical · Contract independent admin, no court hearing

4LBuyer Sotheby's financed (better-condition → retail) · Seller out-of-state (GA) executor + spouse POC · Agent Doehring ref (cluster); Boone's remediator · Title Letter of Testamentary

FrictionPrice (mold ask $10K+$10K) — Joseph's own remediator opinion ("minor") was the lever

OutcomeClosed ~2025-04-02 — accelerated close once Trustmark could fund early

1235-oxbow-crossing

1235 Oxbow Crossing Ln — Estate of Ralf Edmund Marx

Death+ Distress overlayClosed

TriggerDeath (decedent Ralf; surviving spouse Maria = life tenant) + Distress overlay (active foreclosure on Nov docket)

InstrumentLife estate (Maria = life tenant, daughters = remaindermen); sold outside formal admin; Libby King Administrator discharged

3CCarry Maria carried ~60mo mortgage → reimbursed; active foreclosure · Cond make-ready, Matterport · Contract authority-to-sign lender condition

4LBuyer Pikoff Team w/ HECM reverse mortgage · Seller life tenant Maria + remainder daughters · Agent Doehring (Gwen Montesino) ref; opposing counsel-for-lenders · Title life-estate split, multi-party distribution decoupled at title

FrictionCloseability (life-estate authority + foreclosure clock + reverse-mtg RON); condition mild

OutcomeClosed/funded 2025-12-30 at $395,000 — distribution decoupled post-close; RON; holiday wire timing managed

223-sparkling-water

223 Sparkling Water Dr — Magurn Estate

Death+ Distress overlayClosed

TriggerDeath (multi-gen probate, ~7 deceased, 7 living heirs) + Distress overlay (mortgage payoff clock)

InstrumentProbate w/ minor-heir court Application to Sell + Decree; incapacitated heir via title workaround/POA

3CCarry ~$13K upfront legal carry; winterization · Cond cold-snap pipe risk · Contract minor + incapacitated-heir authority

4LBuyer co-op financed, near-breach, extended · Seller overseas coordinator Sarah Smith · Agent own lead; Doehring counsel; Gonzalo Mondragon (minors' father consent) · Title minor heirs, Deborah Mapes (Alzheimer's, no guardianship)

FrictionCloseability (minor + incapacitated-heir authority) — condition secondary

OutcomeClosed 2026-01-29 — saved by Dec-30 extension + "Urgent" payoff escalation; RON signing

25626-glen-loch

25626 Glen Loch Dr — Estate of Doreen Derrick & Estate of Sarah Robinson

DeathClosed

TriggerDeath (decedent mother; daughter Jennifer Schreck = rep for BOTH estates)

InstrumentDual probate — two estates, one title (EIN + bank acct + MERP form PER estate)

3CCarry no mortgages of record · Cond storm tree-fall, FULLY rehabbed pre-list · Contract MERP-clear order long-lead

4LBuyer First Horizon financed (rehabbed → retail) · Seller remote heir · Agent probate atty (jdantche) ref · Title MERP P0 + dual-estate no-tax letters

FrictionCloseability (MERP clearance long-lead) paced the close, not financing

OutcomeClosed/funded 2024-05-02 — funds disbursed per-estate; part of multi-deal Schreck cluster

3907-faulkner

3907 Faulkner St — Estate of John Morriesette

DeathIn-progress

TriggerDeath (decedent John Morriesette; "Ross" is an heir-signer surname)

InstrumentAffidavit of Heirship + 4 Statutory Durable POAs → 2 signers; no court (underwriter-level clearance)

3CCarry ~$11K back property taxes, no mortgage · Cond as-is, no survey/disclosure · Contract POA underwriter-rejection cycle

4LBuyer cash investor Kateryna Titenko (waived appraisal/inspection) · Seller fractional 25/25/25/25 heirs, initially contesting · Agent 2 estate attorneys (Adam Richard, Nancy Truong); 6%→3% fee fix · Title AoH + back taxes; POA missing/dup pages

FrictionCloseability (POA underwriter rejection) — RON re-execution fixed it

OutcomeIn-progress at mine-end — contracted close 8/20/2024; no funded email in window (Beryl extension)

4132-deerfield-village

4132 Deerfield Village Dr — Doehring estate

DeathClosed

TriggerDeath (decedent; David Doehring = executor AND attorney AND seller of record)

InstrumentProbate NOT completed within 2-yr window → resolved at underwriting (IE acts alone)

3CCarry tax holdback · Cond active water leak, likely black mold · Contract 2-year-probate title standoff

4LBuyer Dennis Outcalt (cash-in-lieu $20K credit) · Seller executor-attorney (fast legal channel) · Agent John Guzman ref · Title 2-yr-probate heirs-vs-estate distribution; piano at close

FrictionCloseability (underwriter on unfinished probate) — Joseph's 2 outside-title opinions moved UW

OutcomeClosed/funded 2025-07-01 — well ahead of 7/30; piano removed 6/26

4427-sanford-77035

4427 Sanford Rd — Estate of Danny McVey

DeathClosed

TriggerDeath (decedent Danny McVey; Leah Millspaugh = sole heir/IE)

InstrumentIndependent administration, single heir; affidavit-at-closing in lieu of finalized inventory

3CCarry mortgage payoff (death cert+SSN) · Cond full-remodel investor-grade · Contract inventory-not-final bridged

4LBuyer New Western/Eric Lewis $175K cash (held vs ~$142-145K lowballs) · Seller out-of-state (UT), Millspaugh vs divorced "Simms" · Agent Doehring/Whatley ref; estate-auction+mover · Title name-mismatch, inventory affidavit

FrictionPrice (condition capped to investor) — closeability clean under single-heir admin

OutcomeClosed/funded 2025-10-01 — ~13 days from execution; mobile notary Sandy UT

478-el-toro

478 El Toro Ln — Webb/Ardoin estate

Death+ Distress scareClosed

TriggerDeath (decedent owner; daughter Jamie Ardoin Webb = court-appointed administrator) + pre-foreclosure scare

InstrumentProbate / court-appointed administration (independent); court appointment doc gated title

3CCarry SPS mortgage, "forbearance" flag, confirmed current · Cond extensive work, investor as-is · Contract probate docs reviewed by title

4LBuyer investor flipper (HSC/Flipping Bricks backup) · Seller out-of-state (LA) administrator · Agent Doehring ref · Title stale Realist 2019 foreclosure flag (cleared); deceased-owner forms

FrictionPrice (condition → investor pool) + early closeability scare (foreclosure flag) resolved

OutcomeClosed/funded ~2020-07-31 (HUD 8/4) via LA mobile notary; post-close utilities dispute (~$335)

5347-friar-tuck

5347 Friar Tuck Dr — Estate of Marvin E. Strickland

DeathIn-progress

TriggerDeath (decedent Marvin; Cherie Strickland = Dependent Administrator)

InstrumentDependent administration — Decree Confirming Sale + Report-of-Sale 10-day window required

3CCarry occupied by surviving spouse · Cond inspection issues, as-is · Contract court decree gates close

4LBuyer ARMM/Main Street Renewal cash institutional as-is · Seller administrator; Sandra (spouse) needs 7-10 day move-out · Agent Doehring ref · Title correct seller-entity name; probate addendum

FrictionCloseability (Decree Confirming Sale court timing) — judge controls the date

OutcomeIn-progress at mine-end — target close 8/16/2024; decree unsigned at last email (timing, not approval)

7207-palmito

7207 Palmito Ranch Dr — Estate of Phyllis & Hugh J. McLennan / Darkaire heirs

DeathClosed

TriggerDeath (multi-decedent: Phyllis predeceased, Hugh DOD 08/30/2022)

InstrumentAffidavit of Heirship (NO wills, no probate) across a multi-decedent chain

3CCarry possible mortgage arrears, HOA · Cond empty/abandoned, roof+HVAC+trash-out · Contract incarcerated-heir POA

4LBuyer Gold Coast Equity/Zane Hoppes $210K cash as-is · Seller 5 scattered heirs (Japan + FL prison) · Agent Doehring/Whatley ref; locksmith Lance Ross · Title multi-decedent AoH; FIRPTA (foreign heir)

FrictionCloseability (incarcerated-heir physical POA via prison legal-mail; digital invalid) — STALLED months

OutcomeClosed mid/late Nov 2023 — POA received 11/03 (File 23-00922); RON for Japan heir

8815-lawncliff

8815 Lawncliff Ln — Estate of Steven A. Schreck

DeathClosed

TriggerDeath (decedent Steven; son Kyle = executor)

InstrumentIndependent administration under Letters Testamentary (no POA, no court order)

3CCarry existing mortgage $139K @ 4.21% · Cond dated finishes, prep punch-list · Contract authority clean once Letters in hand

4LBuyer Open House Texas cash institutional $275K (below $284,990 ask) · Seller executor; Kim Schreck relocation ref (WA) · Agent own/heir; Chicago Title · Title HOA resale-cert friction

FrictionPrice (condition discount; traded price for terms — buyer-pays-title, rentability)

OutcomeClosed 2025-05-13 — multi-txn estate (Glen Loch + Lawncliff under Kyle)

9630-bundy-ln

9630 Bundy Ln — Crook estate

DeathClosed

TriggerDeath (decedent wife; surviving father Harold Crook signs)

InstrumentAffidavit of Heirship (deceased wife on deed, no probate); 2 non-family witnesses

3CCarry n/a · Cond hoarder-level haul-off ("stacked to ceiling, hazardous") · Contract AoH execution + witnesses

4LBuyer Expertise Realty Group LLC investor $170K · Seller elderly father in assisted living (signs via daughter Cheryl) · Agent BUFFINI ref (Carolyn Phillips, 25%) — NOT attorney · Title AoH, 2 witnesses (Vance, Topping)

FrictionPrice (hoarder condition) + minor closeability (AoH witnesses on tight timeline)

OutcomeClosed 2019-04-19 — mobile signing at father's apartment; CDA dropped referrer then corrected

406-sue

406 Sue St — Estate of Walker

DeathIn-progress

TriggerDeath (decedent owner "Walker"; daughter Laura Meador = heir/executor)

InstrumentProbate / independent administration INFERRED — no probate doc, Letters, or court order in email (flags UNVERIFIED)

3CCarry mortgage payoff ~$5K @ 8.5% · Cond Master Bedroom BIOHAZARD remediation (PuroClean) + exterior make-ready · Contract authority asserted via executor, undocumented

4LBuyer none accepted (slow absorption) · Seller out-of-state (Norfolk VA) executor caregiving · Agent Doehring ref context; PuroClean biohazard, Side Movers · Title Flood Zone X / CLUE; MLS data mis-pulled

FrictionPrice (biohazard condition + slow market) — no closeability event reached (never under contract)

OutcomeIn-progress/unknown — listed 2019-02-14, marketed w/ open houses to 2019-05-13; no closing in corpus

12002-hawkins

12002 Heritage Crown Ct — Estate of Ollie J. Houston ☠ DEAL-KILLER

Death+ Distress overlayDied

TriggerDeath (decedent Ollie; surviving spouse Samuel 50% + 2 step-heirs 50%) + Distress (foreclosure-exposed)

InstrumentHeirship-affidavit route FAILED → escalated to DEPENDENT-administration probate (File 24-807459-EH)

3CCarry $8,308 arrears (caught up), unpaid mortgage · Cond mold/HVAC/garage-crack ($177K→$154K) · Contract heir signatures, then court

4LBuyer 2 contracts collapsed (Networth declined; McDuffie PoF failed) · Seller POA Nia Hawkins; step-heirs Cedric+Sarah Remaker · Agent own lead; Justin Moore counsel · Title SCAM-CONTRACTOR MECHANICS LIEN + 2 deeds of trust + name-mismatch (LaCheita)

FrictionCloseability (mechanics lien + heirship + dependent probate) — the canonical closeability death

OutcomeDIED — NEVER closed; listing wound down 2026-03-27, property unsold + foreclosure-exposed

█ Disability trigger (living incapacitated owner) — 2 dossiers

Living incapacitated owner — NOT a probate estate. Authority flows from guardianship or a durable POA signed pre-incapacity. No date-of-death → no step-up basis.

7110-pine-bower

7110 Pine Bower Ct — Mosley guardianship

DisabilityIn-progress

TriggerDisability (LIVING incapacitated owner Robert Mosley Sr.) — NOT a probate estate

InstrumentGuardianship (Robert Mosley Jr. = court-appointed Guardian); "no DOD → no step-up basis"; Letters of Guardianship + court sale approval

3CCarry reverse mortgage payoff · Cond ~$60K update (HVAC/roof/dated) · Contract court approval to sell, long signing-entity name

4LBuyer none reached · Seller Guardian (also buyer for a Richmond home) · Agent Doehring ref; BRPS Title · Title co-tenancy/partition risk on related 4119 Hoffman (scoped out)

FrictionCloseability (guardianship court approval + long authority establishment); condition secondary

OutcomeIn-progress/stalled — no contract or closing in mined window; Letters furnished 2022-06-29 at listing-prep stage

7518-golden-thistle

7518 Golden Thistle Ln — Nuttall

Disability+ deceased co-ownerClosed

TriggerDisability (LIVING owner Dennis Nuttall w/ dementia) + Death of co-owner (mother/spouse)

InstrumentDurable POA (signed PRE-dementia → valid; son Nathan signs) + heirship affidavit clears deceased co-owner

3CCarry paid off, no mortgage; unpaid income taxes flagged · Cond ~$41K as-is fixer · Contract POA accepted, no court delay

4LBuyer first-time-buyers Shinnerls (better-condition → owner-occ) · Seller incapacitated via POA; minimize father's signing · Agent Coldwell Banker co-op; Open Title · Title deceased co-owner heirship affidavit; IRS/income-tax exposure

FrictionPrice (as-is condition) — closeability clean (durable POA pre-incapacity held)

OutcomeClosed 2025-03-28 at $289,000 — durable-POA + heirship affidavit avoided full probate; amendment gave buyer lender credit

█ Distress / not-an-estate (mis-tagged) — 4 dossiers + 1 estate-distress hybrid

These prove the Pre-EA1 triage gate: tagged "estate" but the owner is LIVING (no decedent/probate). Authority flows from servicer/HUD loss-mitigation, POA, or title-curative. 3920 W Alabama is included here as an estate-base + foreclosure hybrid.

1829-bering-24

1829 Bering Dr #24 — Jamandre FHA/HUD short sale ☠ STALLED

DistressDied

TriggerDistress (FHA/HUD short sale — living owner, no decedent)

InstrumentServicer/HUD loss-mitigation (New American Funding → HUD/FHA = final decision-maker); N/A probate

3CCarry seller, active foreclosure scheduled (postponed 1 wk) · Cond water damage · Contract HUD short-sale approval gate

4LBuyer ready (Ali Rouzbehani, San Diego) · Seller John Jamandre (distressed) · Agent short-sale negotiator Yoni Kutler; Old Republic (GF# 25004175a) · Title HOA payoff ~$9K (FHA caps 12mo), Release of Lien (Sears)

FrictionCloseability (HUD condition gate via the LENDER, not retail) — foreclosure clock

OutcomeDied/stalled — HUD DENIED short sale 2026-02-27 over water damage; hung on seller's homeowners-insurance status

23214-diamond-knoll

23214 Diamond Knoll Ct — Toungate short sale

DistressClosed

TriggerDistress (pre-foreclosure short sale — living owner Chad Toungate, no decedent)

InstrumentServicer (Everbank/Everhome) loss-mitigation via HSG negotiator; N/A probate

3CCarry arrears, active-foreclosure coded · Cond named barrier (yard debris, high grass — resolved $100 credit) · Contract lender payoff + foreclosure-halt

4LBuyer Yong Wang's buyer (financed) · Seller living owner; mother Laury couriers docs · Agent Janet Galena loss-mit + HSG; Alamo Title · Title mortgage payoff (Hughes Watters Askanase) + HOA lien

FrictionCloseability (foreclosure-halt + payoff race) — condition was trivial

OutcomeClosed/FUNDED 2013-08-12 via mobile notary at seller's location; missing DA recovered post-close

3920-w-alabama

3930 W Alabama St #7 — Baker estate + pre-foreclosure

Distress+ Estate baseClosed

TriggerDistress (active foreclosure / Substitute Trustee's Deed) over a Death-heirship base (Estate of Cheryl Kay Baker → heir Ross Baker)

InstrumentHeirship deed (sister→brother) consolidating title; foreclosure stopped by posted BOND + court docs (NOT a clean probate)

3CCarry HOA lien (Jan-2024) + payoff · Cond not the barrier · Contract race to close before trustee sale 8/06

4LBuyer Walter Reyes $205K cash · Seller heir Ross Baker (drove foreclosure defense) · Agent own; Old Republic→Open Title mid-deal · Title name-mismatch (Dorrier), false-positive liens (DOB+SSN), HOA lien, tangled DOT chain, REO mis-assertion

FrictionCloseability (foreclosure clock + REO scare + heirship title defect) dominated; condition negligible

OutcomeClosed/FUNDED 2024-09-19 — bond halted trustee sale; Amendment to Extend & Transfer moved title companies

1666-beaconshire

1666 Beaconshire Rd — D'Ambrosio POA sale

Mis-taggedClosed

TriggerNOT-an-estate — living elderly co-owners (Thomas & Jo Katherine D'Ambrosio); mis-tagged via surname heuristic

InstrumentPower of Attorney (son David Schneider); N/A probate, N/A heirship

3CCarry n/a · Cond roof age (~2009, insurance-quote only) · Contract POA 9-step, confirm-not-revoked at close

4LBuyer full-price offer (lowball $169K investor screened out) · Seller living elderly couple via POA · Agent own; Alamo Title · Title clean; POA not-revoked check

FrictionPrice/condition mild (roof) + a routine financing scare — closeability clean

OutcomeClosed 2020-08-20 — living-owner POA sale; KEEP separate from later 11410 Lakeside (decedent) deal

6111-craigway

6111 Craigway Rd — Partington-Williams

Mis-taggedClosed

TriggerNOT-an-estate — two LIVING co-owner sellers (Partington + Williams); "Davenport" was a dotloop folder name, not a surname

InstrumentN/A probate — title curative (identity + community-property) in lieu of any estate instrument

3CCarry n/a · Cond not evidenced · Contract Statement of Identity clears Schedule C-6/C-7

4LBuyer Gold Coast Equity LLC investor · Seller living co-owners · Agent Irie Properties co-op; Alamo Title · Title FIRPTA non-foreign confirmation, community-property disclaimers, Statement of Identity, HOA resale cert

FrictionCloseability-lite (President's-Day wire timing + buyer wire cut-off) — no real estate/authority friction

OutcomeClosed ~2021-02-22 — funded after President's-Day wire delay; "heirs/independent" EA flags unsupported

Coverage tally — 25 / 25 ✅

Death

Disability

Divorce

Mis-tagged

Dossiers mapped: 25 / 25 — every file re-read and verified against disk. Trigger tally: Death = 16 · Disability = 2 · Divorce = 0 (modeled, corpus-unvalidated) · Distress-PURE / not-an-estate mis-tagged = 4 (1829-bering, 23214-diamond-knoll, 1666-beaconshire, 6111-craigway).

Overlaps (counted under primary trigger): 4 deals carry a Distress overlay on a Death/estate base (1235-oxbow, 223-sparkling, 12002-hawkins, 3920-w-alabama); 1 is Disability+Death combo (7518-golden-thistle).

Every framework heading (TRIGGER / INSTRUMENT / 3C / 4L / FRICTION / OUTCOME) is populated for all 25 — the Full Monte model FITS every real deal. FRICTION axis split confirms closeability-deaths (12002 died, 1829 stalled, 7207 stalled-then-closed) vs price-only condition deals.