June 27, 2024 – On June 20, 2024, the SEC FOIA office responded to a Viceroy-instigated appeal to disclose any investigation and communication records between the regulator and Globe Life. Our appeal for these records was unsuccessful on the basis that Globe Life is under
June 20, 2024 – This report will round up Q2 2024. Accordingly, we have prepared a high-level summary of our work to date this year for ease of reference. We also have a list of simple questions for Arbor’s management considering their fraudulent, insulting, and
June 18, 2024 – Arbor has foreclosed on another delinquent property in Houston: Northbooke apartments. Northbrooke Apartments has $32.5m of debt against an independent valuation of $38.3m: an implied cap rate of 2.26%. A blue-sky model suggests that the LTV is, at best, ~127%, and
Viceroy Research has reported extensively on the corporate malfeasance, fraud, and accounting gimmicks at Arbor Realty Trust (henceforth, Arbor). This includes the misreported quality of loans and fraudulent undisclosed related-party transactions. Arbor management has refused to acknowledge these issues and has made their disclosures more
June 14, 2024 – This morning, Globe Life reported it received concerns of vulnerabilities related to access permissions to consumer and policyholder information. This is a direct result of Viceroy having been able to evidence significant vulnerabilities in the data privacy and protection practices of
June 7, 2024 – Former agents have informed Viceroy of several agents who continue to work for American Income Life subsequent to for-cause termination, writing fraudulent policies, or fraudulently recruiting agents. This includes agents who stand accused of multiple sexual assaults from multiple sources, an
June 6, 2024 – Viceroy’s unanswered inquiries to Arbor and the sell-side about its commercial ties to BBG & Meridian have been answered thanks to vetted whistleblowers and confirmed by multiple industry sources. Viceroy understands from whistleblowers that Freddie Mac’s restricted vendor status on appraiser
June 5, 2024 – On May 14, 2024, Arbor Realty trust moved to foreclose on Park North Apartments in Houston. This is a non-CLO property; therefore we have no visibility into how this loan has performed to date. Given it is foreclosing: probably not good.
May 31, 2024 – Globe Life’s largest insurance subsidiary AIL, and its agencies continue to lie to consumers. A Viceroy investigation has found several current AIL marketing materials contain an AM Best “A+” Financial Stability Ranking (FSR). AIL was downgraded from “A+” on July 17,
May 28, 2024 – The DOJ have filed an objection to MPW’s Debtor-in-Possession financing terms for Steward Health Care. They cite the terms are unfair and force the sale of Stewardship, without regard for antitrust procedures, in reference to its sale of of Stewardship, Steward’s
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