VOP Estates Intel

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VOP Estates Intel · Arizona / Maricopa County compliance acknowledgment

This tool surfaces leads and contact data from public records and skip-trace providers. Before contacting any owner, please confirm you understand the following AZ-specific compliance flags (May 2026 research). These are general reminders, not legal advice.

1. Wholesaler disclosure (ARS §44-5101 / HB 2747)

Effective Sept 24, 2022. On any Arizona residential property <5 units, a wholesaler MUST disclose in writing to the seller (if buyer-wholesaler) or buyer (if seller-wholesaler) BEFORE entering any binding agreement. Failure lets the counter-party cancel and retain earnest money. Marketing a property you don't have under contract crosses into unlicensed broker activity (A.R.S. §32-2122).

2. AZ AG enforcement: State v. Cameron Jones (CV2025-008024)

Filed March 7, 2025 by AZ Attorney General Kris Mayes in Maricopa County Superior Court against ~70 defendants over equity-stripping / subject-to schemes targeting foreclosure-bound homeowners. Penalties sought: $10,000 per fraud instance, entity dissolution, permanent AZ real-estate ban. Pre-foreclosure / NOTS leads carry elevated AG scrutiny. Probate, absentee, vacant, code-violation, tax-lien leads can move first in the outreach queue.

3. Garn-St Germain LLC trap (subject-to risk)

12 U.S.C. §1701j-3 lets lenders accelerate on title transfer unless one of 9 statutory exceptions applies. Transfer to an LLC is NOT a protected exception. Multiple cases have upheld lender acceleration on LLC transfers. Subject-to + LLC vesting is the maximum-risk structure for due-on-sale acceleration.

4. Dodd-Frank / SAFE Act seller-financing limits

Owner-occupied residential only (commercial / land / 5+ unit / investor-to-investor exempt). 1 owner-occ seller-financed loan per 12 months for a natural person (balloon OK, ability-to-repay rule waived); 3 per year for an entity (no balloon, fully amortizing required); >3 per year requires MLO licensing via the Arizona Department of Insurance and Financial Institutions (DIFI).

5. Outreach: TCPA, DNC, A2P 10DLC, CAN-SPAM, Fair Housing

Express written consent before any autodialed / prerecorded call or SMS. Scrub federal & state DNC before each campaign. A2P 10DLC registration required for SMS at scale. CAN-SPAM for email (real identity, physical address, working unsubscribe honored within 10 business days). Lead scoring uses public-records signals only — never discriminate by protected class. Calling window 8am–9pm in recipient's local time (Arizona does not observe DST).

6. Estimates only — not live data, not financial / legal / tax advice

Property values, rents, PITI, financing-matrix rates and limits are research benchmarks dated May 2026 (Freddie Mac PMMS, Bankrate, Veterans United, Curinos, HUD Mortgagee Letter 2025-23, FHFA, AZ Private Lender Link). Rates move weekly — verify with the lender of record before quoting. Equity figures are estimated from sale-price vs. value, not actual loan balances. Data here is NOT FCRA-regulated and must NEVER be used for credit, insurance, employment, or tenant-screening decisions. Always verify with a licensed AZ professional before action.

These reminders are general information, not legal advice, and create no attorney-client relationship. By accepting you confirm you have read these flags and will operate accordingly.

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