We’re excited to introduce a new series of articles and videos dedicated to one of the most critical—but often overlooked—elements of real estate: Property Deeds. Whether you’re a homeowner, investor, or industry professional, understanding deeds is essential to protecting your ownership, your investment, and your future.
In this series, we’ll break down what deeds are, the dierent types that exist, and why meticulous attention to them can save you from costly legal disputes or fraudulent losses. From quitclaim deeds to warranty deeds, we’ll explore real-world scenarios and expert insights that highlight just how much hinges on a properly executed and recorded deed. Our goal is simple: to empower you with knowledge that reinforces security and transparency in every real estate transaction.
The Rise and Ruin of a HomeVestors Star
Charles “Chas” Carrier, once hailed as a top-performing franchisee within HomeVestors of America—the national house-flipping chain known for its “We Buy Ugly Houses” slogan—now faces serious allegations of fraud.
Backed by an MBA from Wharton and early experience at PepsiCo, Carrier opened his Dallas-based franchise, C&C Residential Properties, in 2005. He rapidly rose to prominence within the HomeVestors network, regularly appearing on “top closer” lists and even earning “Franchise of the Year.” Internally, he was considered a blueprint
for success—mentoring others, leading company trainings, and claiming to run the “largest and most successful HomeVestors franchise in the U.S.”
Beneath this polished image, Carrier was quietly cultivating a network of investors—initially institutional, then increasingly individuals—who loaned millions to fund his house-flipping operation. He was aided by Granbury, Texas–based investment adviser Robert Welborn, who referred clients (many elderly or retired) with reassurances that the investments were secure and backed by real estate collateral. For over a decade, Carrier delivered consistent returns, which created a deep sense of trust. But unbeknownst to many investors, he often failed to properly record deeds, used investor funds for operational expenses, and issued overlapping loans on the same properties.
By fall 2024, the financial house of cards began to collapse. Carrier had accumulated more than $1.2 million in merchant cash advances at sky-high interest rates, and investor payments ceased. Lawsuits and public records revealed widespread misuse of funds, fabricated collateral documents, and unpaid property taxes. In one case, an
investor realized their deed was never recorded and tied to a property Carrier never even owned. When confronted by some of his largest lenders, Carrier admitted to running a multi-year scheme that misrepresented property ownership and misused investor capital. Several lawsuits have already resulted in default judgments against
him, and the Department of Justice is now investigating.
The fallout has been devastating. Some investors lost retirement savings and are now forced to re-enter the workforce. Others have engaged in legal battles or foreclosure attempts in hopes of recovering a fraction of their losses. Compounding the tragedy is the missed oversight from HomeVestors corporate, whose franchise
model provides limited financial scrutiny beyond fee collection. Despite prior red flags—regulatory fines, unpaid taxes, and title insurance alerts—the franchise agreement was never terminated. A HomeVestors spokesperson has since acknowledged policy reviews are underway but emphasized that financing decisions
are left to franchisees.
The Carrier case underscores deeper vulnerabilities in the real estate franchise and private lending ecosystems. It raises critical questions about how much due diligence investors should conduct, the role financial advisers play in private placements, and whether franchise chains should exert more governance over capital-raising practices. For investors and professionals alike, it’s a cautionary tale about how trust, reputation, and brand association—while powerful—can sometimes obscure risk.
Moral of the Story: Never Overlook the Deed
When it comes to real estate investing, one critical lesson stands above the rest: never underestimate the importance of the property deed. The deed isn’t just apiece of paper—it’s the legal backbone of ownership. It outlines exactly who owns what, under what terms, and what rights are being transferred. Overlooking this
document or failing to understand its contents can expose you to fraud, costly disputes, or the loss of your investment altogether.
Before you sign on any dotted line, invest the time to thoroughly examine the deed. Verify its accuracy, confirm it’s been properly recorded, and don’t hesitate to consult a qualified real estate attorney if anything seems unclear. Smart investors know: the deed holds the truth about a property—study it, question it, and make no assumptions. It’s not just due diligence; it’s self-protection.
