A Fort Worth couple with a gorgeous Instagram feed and a Chip-and-Joanna-Gaines brand identity collected nearly $5 million from over 40 homeowners for custom renovations they never intended to finish — then spent $82,000 on Amazon, $27,000 on their own mortgage, and $10,000 on plastic surgery while one client lost her dream home entirely and another lived in an RV for 18 months. In this episode, Bonnie breaks down how Christopher and Raquelle Judge built and executed their fraud, what federal wire fraud conspiracy actually means, and the six contractor red flags every property owner needs to know before handing over a single check.

In this episode you'll learn:

• Why a contractor's social media presence means nothing — and what to verify instead
• How payment structure and lien waivers protect you when a project goes sideways
• What commingling of funds looks like and why it's both a red flag and a federal exhibit

RESOURCES:

• Full Show Notes
• Get Bonnie's free weekly newsletter, The Weekly Memo
• Join Landlord Law School just $497

CONNECT:

• Bonnie on Instagram
• Bonnie on Facebook
• Bonnie on YouTube
• Bonnie's Law Firm, The Galam Firm

DISCLAIMER: Although Bonnie is an attorney she doesn’t give legal advice without a dually signed engagement agreement. All episodes of House of Horrors are educational and informational only. The information discussed here isn’t legal advice and isn’t intended to be. The information you listen to here isn’t a substitute for seeking legal advice from your own attorney

© 2021-2025 Bonnie Galam LLC | All rights reserved | Any use of this intellectual property owned by Bonnie Galam LLC may not be used in connection with the sale or distribution of any content (free of paid, written or verbal), produce, and/or service by you without prior written consent from Bonnie Galam LLC

One of the most recognized names in real estate education. Millions of podcast downloads. Bestselling books. And his Class B investors just lost 100% of their capital in a single Houston deal.

This episode breaks down the Open Door Capital / Heights on Katy collapse: what the numbers actually showed, what the offering documents said, and the 5 things you must do before writing a check into any syndication.

In this episode you'll learn:

• What went sideways in Brandon Turner's Multifamily syndication
• 5 due diligence moves every LP should know
• The questions to ask to stress test a syndication
• Why suing after a syndication loss is really difficult

RESOURCES:

• Podcast Ep #102 on Shohei Ohtani's syndication gone sideways
• Full Show Notes
• Get Bonnie's free weekly newsletter, The Weekly Memo
• Join Landlord Law School just $497

CONNECT:

• Bonnie on Instagram
• Bonnie on Facebook
• Bonnie on YouTube
• Bonnie's Law Firm, The Galam Firm

DISCLAIMER: Although Bonnie is an attorney she doesn’t give legal advice without a dually signed engagement agreement. All episodes of House of Horrors are educational and informational only. The information discussed here isn’t legal advice and isn’t intended to be. The information you listen to here isn’t a substitute for seeking legal advice from your own attorney

© 2021-2025 Bonnie Galam LLC | All rights reserved | Any use of this intellectual property owned by Bonnie Galam LLC may not be used in connection with the sale or distribution of any content (free of paid, written or verbal), produce, and/or service by you without prior written consent from Bonnie Galam LLC

The FBI just arrested 11 people in Los Angeles for allegedly stealing $17.4 million — not by breaking into homes, but by stealing identities and using elderly homeowners' free-and-clear properties as loan collateral without their knowledge. In this episode, Bonnie breaks down exactly how the fraud worked, why owning your home outright can paradoxically make you a target, and what every property owner needs to do right now before someone turns your equity into their payday.

In this episode you'll learn:

• Why free-and-clear homeowners are the most vulnerable targets for title fraud
• How hard money lending was exploited — and what lenders and borrowers should know
• What steps to take today to protect your property from being used without your knowledge

RESOURCES:

• Get Bonnie's free weekly newsletter, The Weekly Memo
• Click here to watch the free legal workshop to legally protect yourself now!

CONNECT:

• Bonnie on Instagram
• Bonnie on Facebook
• Bonnie on YouTube
• Bonnie's Law Firm, The Galam Firm

DISCLAIMER: Although Bonnie is an attorney she doesn’t give legal advice without a dually signed engagement agreement. All episodes of House of Horrors are educational and informational only. The information discussed here isn’t legal advice and isn’t intended to be. The information you listen to here isn’t a substitute for seeking legal advice from your own attorney

© 2021-2025 Bonnie Galam LLC | All rights reserved | Any use of this intellectual property owned by Bonnie Galam LLC may not be used in connection with the sale or distribution of any content (free of paid, written or verbal), produce, and/or service by you without prior written consent from Bonnie Galam LLC

Cost segregation is everywhere on real estate social media — but what the TikTok gurus aren't telling you is how fast it can go sideways when it's done wrong. In this episode, Bonnie sits down with cost seg specialist Rom Neidhardt to expose three real horror stories: an engineer who forgot you can't depreciate land, a CPA who couldn't read a drawing, and a $500 software report the IRS would shred on sight. If you've ever wondered whether cost seg is actually worth it — or whether your study was done right — this one's for you.

In this episode you'll learn:

• What cost segregation actually is and whether your property qualifies (hint: it's not just for Fortune 50 companies anymore)
• The three most common ways cost seg studies go wrong — and what a properly done study should look like
• How cost seg interacts with 1031 exchanges, passive losses, and other tax strategies — and why sequencing matters more than most investors realize

Connect with Rom's tax practice here.

RESOURCES:

• Get Bonnie's free weekly newsletter, The Weekly Memo
• Click here to watch the free legal workshop to legally protect yourself now!

CONNECT:

• Bonnie on Instagram
• Bonnie on Facebook
• Bonnie on YouTube
• Bonnie's Law Firm, The Galam Firm

DISCLAIMER: Although Bonnie is an attorney she doesn’t give legal advice without a dually signed engagement agreement. All episodes of House of Horrors are educational and informational only. The information discussed here isn’t legal advice and isn’t intended to be. The information you listen to here isn’t a substitute for seeking legal advice from your own attorney

© 2021-2025 Bonnie Galam LLC | All rights reserved | Any use of this intellectual property owned by Bonnie Galam LLC may not be used in connection with the sale or distribution of any content (free of paid, written or verbal), produce, and/or service by you without prior written consent from Bonnie Galam LLC

Zillow is facing a massive multi-state lawsuit after allegedly paying Redfin $100 million to exit the rental-advertising market — a move Attorneys General say could create a monopoly and drive up rental listing costs nationwide. In this episode, Bonnie breaks down what really happened, why the deal triggered antitrust alarms, and how this shift could raise your marketing costs, increase your vacancy risk, and squeeze investors from the top down. Whether you have two doors or two hundred, this is a must-listen.

In this episode you'll learn:

• Why relying on a single listing platform puts your business at risk
• How to diversify your advertising strategy before prices change
• What KPIs to track to detect rising vacancy costs early

RESOURCES:

• Get Bonnie's free weekly newsletter, The Weekly Memo
• Click here to watch the free legal workshop to legally protect yourself now!

CONNECT:

• Bonnie on Instagram
• Bonnie on Facebook
• Bonnie on YouTube
• Bonnie's Law Firm, The Galam Firm

DISCLAIMER: Although Bonnie is an attorney she doesn’t give legal advice without a dually signed engagement agreement. All episodes of House of Horrors are educational and informational only. The information discussed here isn’t legal advice and isn’t intended to be. The information you listen to here isn’t a substitute for seeking legal advice from your own attorney

© 2021-2025 Bonnie Galam LLC | All rights reserved | Any use of this intellectual property owned by Bonnie Galam LLC may not be used in connection with the sale or distribution of any content (free of paid, written or verbal), produce, and/or service by you without prior written consent from Bonnie Galam LLC

A $240 million luxury development in Hawaii, a world-famous baseball star, and a dream partnership that collapsed in chaos. In this episode, attorney Bonnie Galam breaks down how a high-profile real estate deal involving Shohei Ohtani spiraled into lawsuits and accusations of sabotage — and what every investor can learn from it. Whether your project is $240 million or $240,000, the same legal lessons apply.

In this episode you'll learn:

• How star power can shift control of a deal overnight
• How partnership agreements can protect or hurt your
• How to plan for early exits, forced removal, and loss of power

If you’ve ever thought about partnering up, whether though a syndication or something smaller… this one’s for you.

📌 Join the Solid Foundation Community

👩‍💼 Work with my law firm

Connect with Bonnie Galam on Social Media
🌍 Website/Blog - https://bonniegalam.com
📺 YouTube - https://www.youtube.com/@bonniegalamesq⁩
📸 Instagram - https://www.instagram.com/bonniegalamesq

DISCLAIMER: Although Bonnie is an attorney she doesn’t give legal advice without a dually signed engagement agreement. All episodes of House of Horrors are educational and informational only. The information discussed here isn’t legal advice and isn’t intended to be. The information you listen to here isn’t a substitute for seeking legal advice from your own attorney

© 2021-2025 Bonnie Galam LLC | All rights reserved | Any use of this intellectual property owned by Bonnie Galam LLC may not be used in connection with the sale or distribution of any content (free of paid, written or verbal), produce, and/or service by you without prior written consent from Bonnie Galam LLC

In this episode of House of Horrors, attorney Bonnie Galam dives into the jaw-dropping true story of billionaire real estate mogul Donald Bren, who publicly disowned his son with a cold, 12-word statement. But beyond the headlines, this episode explores a deeper truth:

Sometimes, generational wealth isn’t the goal.

Tune in as we unpack:

• The full backstory behind the Bren family fallout
• What to know about legally disinheriting someone
• When real estate becomes a burden, not a blessing
• Why “just leaving the kids the rentals” can backfire
• Proactive strategies to protect your legacy and your peace

If you’ve ever thought about passing down your real estate… or not passing it down… this one’s for you.

📌 Join the Solid Foundation Community

👩‍💼 Work with my law firm

Connect with Bonnie Galam on Social Media
🌍 Website/Blog - https://bonniegalam.com
📺 YouTube - https://www.youtube.com/@bonniegalamesq⁩
📸 Instagram - https://www.instagram.com/bonniegalamesq

DISCLAIMER: Although Bonnie is an attorney she doesn’t give legal advice without a dually signed engagement agreement. All episodes of House of Horrors are educational and informational only. The information discussed here isn’t legal advice and isn’t intended to be. The information you listen to here isn’t a substitute for seeking legal advice from your own attorney

© 2021-2025 Bonnie Galam LLC | All rights reserved | Any use of this intellectual property owned by Bonnie Galam LLC may not be used in connection with the sale or distribution of any content (free of paid, written or verbal), produce, and/or service by you without prior written consent from Bonnie Galam LLC

This one’s personal, Justin’s been a client of mine for years, and in this episode, we finally unpack the horror story we’ve been sitting on for two years. What started as a killer commercial deal turned into a sewer line lawsuit with a surprise twist… and a happy ending (yes, with beer). We talk due diligence, problem-solving under pressure, and lessons from navigating the unexpected.

👩‍🏫 In This Episode You'll Learn
- Why your due diligence process needs to go beyond the checklist
- How to deal with unexpected post-closing issues without sabotaging your deal
- The surprising value of neighborly relationships in commercial real estate

📺 Subscribe to my Youtube channel

👩‍💼 Work with my law firm

Connect with Justin Eaton on Social Media
🌍 Website - https://www.dwellsafenj.com/
📸 Instagram - https://www.instagram.com/justin__eaton/
📺 YouTube - http://www.youtube.com/@dwellsafeinspectionsengine903

Connect with Bonnie Galam on Social Media
🌍 Website/Blog - https://bonniegalam.com
📺 YouTube - https://www.youtube.com/@bonniegalamesq⁩
📸 Instagram - https://www.instagram.com/bonniegalamesq
📱TikTok - https://www.tiktok.com/@bonniegalamesq
💻 Linkedin - https://www.linkedin.com/in/bonniegalam

⌚ Chapters:
00:00 Introduction
00:12 Meet Justin: Client, Investor, Structural Engineer
01:00 Justin’s Real Estate Journey
02:00 The Killer Deal That Sparked the Story
03:20 How the Commercial Property Was Sourced
05:00 Sewer Trouble Begins
06:50 The Neighbor’s Discovery
08:00 No Survey, No Easement—Now What?
10:00 What Happens When a Pipe Runs Through Someone Else’s Basement
12:00 Legal Strategy and Rerouting Options
4:00 The Court Process and Final Settlement
16:00 Post-Lawsuit Surprise Call
17:40 Relationship with the Neighbor Today
18:30 Total Cost and Construction Headaches
20:00 County Road Permitting and Logistics
22:00 Tenant Impact and Timeline
23:00 Final Thoughts on Due Diligence
25:00 Bonnie’s Take on Legal Process and Lessons
27:00 Cash Reserves and Risk Management
28:00 Justin’s Real Estate Evolution
30:00 Transition into Laundromats
33:00 Favorite Asset Class?
36:00 Keeping the Growth Going
37:00 Book Recommendation: Am I Being Too Subtle?
38:30 Final Thoughts and Contact Info

DISCLAIMER: Although Bonnie is an attorney she doesn’t give legal advice without a dually signed engagement agreement. All episodes of House of Horrors are educational and informational only. The information discussed here isn’t legal advice and isn’t intended to be. The information you listen to here isn’t a substitute for seeking legal advice from your own attorney

© 2021-2025 Bonnie Galam LLC | All rights reserved | Any use of this intellectual property owned by Bonnie Galam LLC may not be used in connection with the sale or distribution of any content (free of paid, written or verbal), produce, and/or service by you without prior written consent from Bonnie Galam LLC