July 12, 2024 – In June 2024, Arbor borrower Moneil Capital sent a capital call letter to its syndicate investors to restructure its Regard at Med Center loans. Arbor has $52m of loans secured against this property, which was most recently valued, by Arbor’s valuers,
July 11, 2024 – Former Globe Life agents have sent Viceroy a trove of revealing Globe Life agent training materials hosted on www.thekeefersuccess.com. These training materials include multiple false claims and misrepresentations that agents are expected and encouraged to repeat to customers to close a
July 11, 2024 – Below is Viceroy’s third letter to Arbor’s auditor Ernst & Young regarding their ongoing lack of concern around Arbor’s financials. In particular: The continued decline in the performance of their CLO loans, which closely mirror those on Arbor’s balance sheet. Arbor’s
July 3, 2024 – On July 1, 2024, the Organized Crime and Corruption Reporting Project (OCCRP) along with the Boston Globe and the Times of Malta published damning exposes of the illegal surveillance and harassment campaign conducted by Medical Properties Trust’s largest tenant. In what
July 1, 2024 – Earlier today several news websites published the details of an unlawful campaign of surveillance and harassment by Steward Health Care. The articles are available at the links below. https://www.occrp.org/en/investigations/us-healthcare-firm-embroiled-in-malta-corruption-scandal-spent-millions-on-private-spies https://timesofmalta.com/article/revealed-steward-funded-smear-campaign-chris-fearne.1094706 https://www.bostonglobe.com/2024/07/01/metro/steward-health-care-surveillance-intelligence-gathering/?event=event12 Our full statement is available below.
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
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