By Semyon Berezhansky, Private Investigator (FL Lic. C3500448)
Florida Licensed Real Estate Broker (FL Lic. BK3622506)

Real estate is often viewed as a secure investment, but behind every transaction lies a web of documentation, digital records, and human trust. Where there is money, there is opportunity for manipulation. Fraud in real estate can take many forms, including title fraud, mortgage fraud, wire transfer scams, falsified appraisals, identity theft, and occupancy misrepresentation. For brokers and investigators alike, understanding early warning signs can prevent serious financial and legal consequences. In today’s environment of online closings and remote notarizations, vigilance is not optional; it is a professional obligation.

Common types of real estate fraud include title and deed fraud, mortgage and loan application fraud, wire transfer and escrow fraud, rental listing fraud, and insurance or occupancy misrepresentation. Criminals may forge deeds, falsify income, or manipulate escrow instructions to redirect funds. Scammers often post legitimate property photos under fake listings or claim owner-occupied status to secure better loan or insurance terms. Each of these schemes requires verification at multiple points in the transaction process.

Private investigators play a critical role in uncovering these schemes. They review public records for irregular filings or rapid ownership transfers, verify identities and signatures, conduct background checks, and trace financial or digital footprints. Open-source intelligence can help identify fake emails, online listings, or phone numbers connected to fraud. Surveillance or interviews may be used when direct verification is needed. Licensed investigators operating under Florida Statute 493 must remain within legal limits, focusing on fact-finding rather than legal representation.

Brokers, under Florida Statute 475, have a fiduciary duty to exercise skill, care, and diligence. Fraud detection is part of that duty. Key preventive measures include verifying identification and signatures, monitoring public databases for unauthorized listings, securing communications, and training staff on document verification and cybersecurity. When warning signs appear, brokers should document communications, notify the title company, and report the matter to the proper authority. As a Florida Licensed Real Estate Broker with Bedan Properties, LLC, I see firsthand how early fraud detection protects both clients and the transaction.

Collaboration between brokers and investigators produces the strongest defense against fraud. Brokers provide access to transaction records and firsthand observations of client behavior. Investigators contribute specialized tools and analytical experience. Together they can prevent financial loss, protect clients, and uphold the credibility of Florida’s real estate market. These partnerships are especially valuable in complex, high-value, or distressed property transactions where fraud risk is high.

Both professions must also respect legal and ethical boundaries. Investigators must comply with Florida Statute 493 and maintain client confidentiality. Brokers must follow Florida Statute 475 and the rules of the Florida Real Estate Commission. Neither may perform duties reserved for the other profession. Maintaining this distinction preserves compliance and professional integrity in legal proceedings.

Practical prevention measures include monitoring county property records for unauthorized transfers, authenticating IDs, confirming wire instructions verbally, educating clients about phishing risks, retaining original signed documents, and checking for duplicate online listings. Consulting a licensed private investigator early in the process can often prevent fraud before contracts are executed.

Real estate fraud detection is now an essential professional skill. For brokers, vigilance builds client trust. For investigators, diligence uncovers truth. When both professions combine their expertise and follow lawful practices, they strengthen the security and transparency of every real estate transaction.

© 2025 Bedan Investigations & Litigation Support
Florida Licensed Private Investigative Agency | FL License A3500265
By Semyon Berezhansky, Private Investigator | FL License C3500448
Managing Member, Bedan Investigations & Litigation Support www.BedanGroup.com/Investigation

Florida Licensed Real Estate Broker | FL Lic. BK3622506
Managing Broker, Bedan Properties, LLC | FL Lic. CQ1071689