Real Estate Fraud Scheme Targeting the Elderly NR21341ml

December 1, 2021

Los Angeles: The Los Angeles Police Department’s Commercial Crimes Division (CCD), Real Estate Fraud Unit, is seeking the public’s help identifying additional victims of identity theft and real estate fraud.

On September 2, 2021, the titles of six residential properties, with an accumulated value of approximately $3,556,300.00 were fraudulently conveyed into a fraudulent business name “Cruz Holding Ent.” The six properties were vacant and owned by elderly individuals.

Joshua Findley and Shahen Banki impersonated the victims and were arrested on November 3, 2021 after attempting to procure a fraudulent loan of $400,000. Additional investigation has revealed their involvement in a larger identity theft and loan fraud enterprise.

Joshua Findley:                  Shahen Hovsepian Banki:
30 years old                         54 years old
Booking #6272179             Booking #6272203
Alhambra resident             Burbank resident

The investigators believe there might be additional victims. If you have been a victim or have information about this investigation, please contact Detective II Brian Calicchia at (213) 486-6620.

Anyone with information regarding real estate crimes are asked to contact Commercial Crimes Detectives at (213) 486-6620. During non-business hours or on weekends, calls should be directed to 1-877-LAPD-24-7 (877-527-3247). Anyone wishing to remain anonymous should call the LA Regional Crime Stoppers at 1-800-222-TIPS (800-222-8477) or go directly to Tipsters may also visit and click on “Anonymous Web Tips” under the “Get Involved-Crime Stoppers” menu to submit an online tip. Lastly, tipsters may also download the “P-3 Tips” mobile application and select the LA Regional Crime Stoppers as their local program.