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IT’S THE LAW-Designation Discrimination is Illegal [FIRREA, Sec. 564.6]:  Professional Association Membership: Membership in an
appraisal organization:  A State Certified General Appraiser may not be excluded from consideration for an assignment for a federally
related transaction by virtue of membership or lack of membership in any particular appraisal organization
(Including the Appraisal Institute  
(AKA
mai)

Oranges and Oil - A Fullerton History

"There is a secret in building a town," George H. Amerige wrote in 1937. "Do you want to know what it is?"

"It takes a stiff backbone, a spirit of progressiveness and determination to win out, and a disposition that can stand all sorts of criticism."

George Amerige wrote from experience: Some 50 years earlier, he and his brother, Edward, set the foundations for one of Orange County's major cities.

In 1887, George and Edward Amerige founded Fullerton.

But Fullerton's story is much older than the Ameriges. It stretches back to prehistoric times when animals such as saber-toothed tigers and mammoths
roamed the land. Bones of these first inhabitants have been found in Ralph B. Clark Regional Park in northwest Fullerton.

The earliest evidence of human habitation in (Fullerton) Orange County dates to as long ago as 17,000 years, which was the age determined by
carbon dating of the famed "Laguna Woman," whose skull was discovered in Laguna Beach.

These early humans gradually gave way over the centuries to a peaceful tribe of Indians who were skilled in basket weaving. They were called
"Gabrielinos" after the San Gabriel Mission, under whose protection they fell. A small Gabrielino village was once located at what is now Bastanchury
Road and Malvern Avenue.

No one knows how long the Gabrielinos lived in the area or why they gradually began to fade from the landscape; however, they were on hand to greet
the first European explorers who entered the area in 1769. These were the soldiers of Gaspar de Portola, sent by Spain to claim the land and bring
Christianity to the Indians. The soldiers passed through the Fullerton area on their way to establish the San Gabriel Mission.

By the 1830s, the face of the Fullerton landscape began to change. The broad unfettered expanses of mustard fields and cactus became part of the
vast 35,000-acre land grant of Juan Pacifico Ontiveros, a Spanish soldier.

In 1848, California became part of the United States, triggering a rush of homesteaders, businessmen, and, with the discovery of gold in 1849, miners.
Ontiveros began selling his Rancho San Juan Cajon de Santa Ana land to those newcomers, one of whom was Abel Stearns, a Massachusetts native.
In the 1860s, Stearns, suffering a severe financial setback, saved his land from foreclosure by subdividing and selling it.

One of Stearns' first customers was Domingo Bastanchury, a Basque shepherd who purchased the majority of the rancho land in what is now northern
Fullerton for his own sheep ranch. St. Jude Medical Center sits on land once part of the Bastanchury Ranch.

With the advent of the 1880s, Southern California was the scene of a "land boom" sparked by the area's growing prosperity and the promotional
campaigns of the railroads. It is at this point that George and Edward Amerige join the Fullerton story.

The Ameriges were grain merchants in Malden, Mass., when, in 1886, they sold their business and headed west to investigate the land boom for
themselves. Arriving first in San Francisco, they worked their way south, purchasing a fruit ranch in Sierra Madre.

On a duck hunting vacation to the Westminster marshes near Anaheim in early 1887, the Ameriges overheard the "locals" talking about the hot news of
the day - that the California Central Railroad, a subsidiary of Santa Fe, was looking for land. George H. Fullerton, president of the Pacific Land and
Improvement Co., also a Santa Fe subsidiary, had been sent west specifically to purchase land for railroad right-of-way.

The Ameriges learned that a likely site for a town was located north of Anaheim. The brothers were so convinced of the potential of the area that they
sold their Sierra Madre holdings and opened a real estate office in Anaheim. They then began negotiating for the land, arranging to buy 430 acres at a
cost of approximately $68,000.

Discussions next began with Pacific Land and Improvement, with the Ameriges offering free right-of-way and half interest in the land if the railroad
survey were altered to include the proposed townsite. With George Fullerton's assurance that the area would be included, the Ameriges purchased the
430 acres. On July 5, 1887, Edward Amerige drove a stake into a mustard field at what is now the corner of Harbor Boulevard and Commonwealth
Avenue, and the townsite of Fullerton was born. The appreciative community voted to name the town in honor of its benefactor, George Fullerton.

What, in the world, are they Doing wRONG? Appraisal Institute suffers another loss! "AI commercial database bites the dust." Appraisal Institute (AI) will
be closing down the AI Commercial Database on November 1, 2005.

(orange county commercial appraiser, Orange County Cities, Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain
Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake
Forest, Los Alamitos, Mission Viejo, Newport Beach, Orange, Placentia, Rancho Santa Margarita, of San Clemente, San Juan Capistrano, Santa Ana,
Seal Beach, Stanton, Tustin, Villa Park, Westminster, Yorb
a Linda, Real Estate Appraiser Los Angeles, Commercial Appraisal Services, millionaire
services, Real Estate Appraiser, Real Estate Appraiser Los Angeles, find appraiser, find real estate appraiser,   Real Estate Appraiser Orange
Riverside Ventura San Bernardino Counties, )

THE CALM BEFORE THE STORM!
Appraisal Institute's (
mai) Top Dog (John Ross, CEO) Jumps Ship
Ross: "After nine years with the organization,
I feel that the timing is good for me to explore other opportunities."  

Ross: "
I’d like to see the organization (the appraisal institute) strengthen its ties with the academic community. The profession needs to focus
now on developing more theoretically based tools and on things like
behavioral finance and economics – which is ultimately what dictates the operation
of markets. I’ve often stated that the mark of any profession is in the development of new theory, and in my estimation
there have been few, if any,
advances in this regard in the appraisal profession for the last 25 years or more
. I’d like to see the Appraisal Institute more involved in some way in
such thought creation."

Are predetermined Appraisal ADJUSTMENTS Legal/Ethical?  Please see attached Predetermined adjustments provided by Curtis - Rosenthal,
Inc.
(MAI Appraiser Los Angeles) LLC. an MAI Firm.  You be the judge and get back with us or call them for this years update.  If your property
was acquired by the Los Angeles World Airport (LAWA) you had better read this!

"Posted by Appraisal Police on July 10, 2006 at 00:33:42:
In Reply to: Predetermined Adjustments posted by Cochise on July 09, 2006 at 19:26:17:
Fannie Mae Single Family Selling Guide
Part XI: Property and Appraisal Guidelines
XI, Chapter 4: Reviewing the Appraisal Report (11/08/04)
XI, 406: Sales Comparison Approach to Value (01/31/06)
XI, 406.03: Adjustments to Comparable Sales (06/30/02)
Each comparable sale that is used in the sales comparison approach to value must be analyzed for differences and similarities between it and the
property that is being appraised. The appraiser must base his or her analysis and any adjustments to the comparable sales on the market data for the
particular neighborhood and for competing locat1ons—not on predetermined or assumed dollar adjustments. If an appraiser's adjustments to
comparable sales (or the reconciliation of the comparable sales) are based on unsupported assumptions or personal opinion that cannot be supported
by market data, poor quality appraisals that could have a
discriminatory effect may result."

<Orange County and Southern California,  Real Estate Appraiser Orange, estate appraiser & consultant, Expert Witness, Real Estate consultant, OC,  Southern California,
commercial appraiser, appraiser los angeles, real estate appraiser,  condemnation appraiser,  la commercial appraiser, ca commercial appraiser, Real Estate Appraiser, Real
Estate Appraiser orange county, Commercial Appraisal Services,>

Services: Eminent Domain appraiser appraisal, The Harris Company REA/C
(commercial appraiser los angeles, inverse condemnation appraiser,  expert witness real estate, real property, commercial appraiser, commercial real estate, Los Angeles,
Estate , Probate, Trust, Tax, MAI Appraiser, LA, L.A., real estate  land los angeles, commercial real estate inspectors, real estate brokers, los angeles, real estate appraiser,  Los
Angeles,  llp, mark to marker, Land Appraiser, Special Purpose Property Appraiser, Office Property, Commercial appraisal, Restaurant, Apartment, VANDEMA, Southern
California Commercial Real Estate, Residential Appraiser, Apartment Appraiser,California Appraiser,PMI Removal, Certified General, Tax , Multi Family , Bank appraisal
institute,Apraiser, comp check, value check)

Orange County Cities, Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley, Fullerton, Garden Grove,
Huntington Beach, Irvine, La Habra, La Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Los Alamitos, Mission Viejo,
Newport Beach, Orange, Placentia, Rancho Santa Margarita, of San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa
Park, Westminster, Yorb
a Linda

Dateline:
INTERNATIONAL RIGHT OF WAY ASSOCIATION (IRWA)
Chapter 1 –Los Angeles County
2006 Annual Fall Seminar

Tuesday, October 24, 2006
Quiet Cannon, Montebello, CA

The Los Angeles World Airport's (LAWA) Director of Economic Development admits that the Manchester Square “Voluntary Purchase” Program is a part of LAWA’s Master Plan.   
This statement was supported by one staff member who presented maps indicating that this area has been set aside for parking.  

This Freudian slip of the tough could have major legal consequences since under the agencies “voluntary purchase program” homeowners were not paid Fair Market Value
which is “the highest price” required by State Law in condemnation cases.   

For years Vivian Howell, an IRWA and LAWA mucky muck, has stated that we are not going to pay them “the highest price” because this is a voluntary program.  

This in addition to using unethical appraisal practices like using unqualified appraisal trainees, consultants colluding on values, standardized comparable adjustments, and in
some cases- appraising of property based upon it's existing use, rather than it's “highest and best use.”   It is estimated that these combined, secret practices, have cost property
owners millions.

The Director also stated that he foresaw a number of inverse condemnation cases being filed against the agency, by current residents, because the LAWA project has left their
neighborhood in a shambles.

If you are a homeowner, property, or seller of property to LAWA in this area we strongly suggest that you contact a qualified Real Estate Condemnation Attorney, or Relocation
Expert, and demand a full hearing into these issues.  


Cochise
Commercial Appraiser



Posted by Cochise
Commercial Appraiser
It appears that discrimination is something that the Appraisal Institute knows a lot about.  In fact they use to be called T
he American Institute of Real
Estate Appraisers
until they were sued, for discrimination, by the Federal Government.  They then changed their name to the Appraisal Institute, same
pig, different shade of lipstick.
 (The MAI Appraiser Standard,  Larry A Mc Coy, MAI)  Application Local governments are not immune from
proscriptions of Title VIII, and may be sued. United States v Black Jack ... provides for actions against states and political subdivisions as well as
actions against private transactions and practices; comprehensive purpose of Fair Housing Act)... would be diluted if it were to apply only to actions of
private individuals and entities. ... applies to appraisers of real estate. United States v American Institute of Real Estate Appraisers etc. (1977, ND Ill)
442 F Supp 1072, 24 FR Serv 2d 880, app dismd (CA7 Ill) 590 F2d 242, 48 ALR Fed 657. 42 USCS ? 3604(a, b, d)’

How many errors can you find in this appraisal prepared by
Jeffrey T. Nagasaki, MAI of Lea Associates.  They also perform similar low quality work for
the Los Angeles Unified School District and the County of Los Angeles. (Condemnation Appraiser, Inverse Condemnation Appraiser)

HOW TO CONDUCT A MAI (MADE AS INSTRUCTED?) APPRAISAL
Quote from David Rosenthal, MAI
Here are some tips from seasoned practitioner, David Rosenthal, MAI (Managing Director of Curtis-Rosenthal, LLC) that can help make your next
appraisal experience easy and productive.

"4.  
Supply all of your market data, up front. Nothing says that your appraiser has to independently find all of the relevant market information. Data is
data, so make the job easier and share any market data that you have already
developed. The appraiser will decide which data to use and how to best
use it. Give your appraiser a running start with the benefit of your advance research."

The  Great Texas Bank Job
"The FIRREA Cover Up - FDIC / RTC   The South West Scam
The  Whitewaters  &  Castle Grandes  of   Texas  and   ALL  Across  America
The S&L Gold Rush - The Lack Of Public Accounting

If the bank’s board of directors were the ones doing the looting, however, they readily hired a pliant appraiser to cook up whatever appraisal value they
wanted.  Behind every fraudulent loan was a fraudulent appraisal.  It is nearly impossible for appraisers to render independent appraisals if the people
hiring them do not want one.  When I was in public accounting, auditors joked that MAI stood for “Made As Instructed.”  The commercial appraisals
were largely worthless because they were not independently rendered.  It is so obvious that it should be beneath mention, but that situation still exists.  

Even if the bank could not find a bona fide buyer, it was supposed to write down the property to fair market value on the books, taking the loss on its
financial statements.  The S&L industry, however, was in dire straits.  Reporting a commercial loss on the deal would not look good, and might get bank
regulators, auditors and others asking questions.  Here is what the bank did to hide its loss.  Another developer showed up, with similar delusions of
grandeur and an equally pitiful pipedream, except his was twice as large.  He wanted a $6 million construction loan.  The bank hired an appraiser to
concoct the appraisal for the original empty strip mall that valued it at $5 million, even higher than the original pie-in-the-sky price tag that the original
developer dreamed up.  
The MAI commercial appraiser would appraise it for whatever number the bank wanted.  The bank would tell the second
developer that it would loan him the $6 million if he would buy the empty strip mall for $5 million.  The bank would loan the developer the money to make
the down payment on the empty strip mall, and the first two years of loan payments.  The developer never got his hands on that money, but the bank
held it in escrow, taking the money out of the commercial account to make the down payment and loan payments.

When the bank made the $6 million commercial construction loan to the second developer, and played internal accounting games to concoct the “sale”
of the first strip mall, instead of recording the $1 million loss, it recorded a $2 million gain, had a new performing loan on the first strip mall, and the loan
was guaranteed to have loan payments made on it for two years.  Here is a chart to show how the commercial bank hid the loss.

Original loan
$3,000,000

Second MAI  and sale price to second developer  $5,000,000

Gain on phony sale to second developer
$2,000,000

So, with some fancy games and pliant appraisers, the commercial bank recorded a $2 million gain on its deal making.  The reality, however, was that $9
million had gone out the door, the bank was paying 15% interest to depositors, and no money was coming in, not even interest payments. "

KEEP UP THE GOOD WORK (MAI-Made as Instructed Appraisers? Commercial Appraisers?)
1. The Defendants Improperly Used Bargain Sale Transactions to Conceal the True Financial Condition of Defendant Church Extension  30. From at
least 1996 to at least April 2002, the Defendants and others engaged in a scheme to conceal Defendant Church Extension's mounting financial
difficulties in order to, among other things, entice investors to invest and/or reinvest. Specifically, the Defendants and others improperly used bargain
sale transactions to generate false paper income by recognizing the difference between the price paid by Defendant Church Extension and/or United
Management and falsely inflated appraisal values as non-cash contributions. Some of appraisers used in connection with the bargain sale transactions
were
Members of the Appraisal Institute, i.e., MAI appraisals. The appraisals used by the Defendants and others were false for several reasons,
including, but not limited to: a) the use of overstated net-operating income figures, which formed the basis of some appraisals; b) the failure to account
for the limited real-estate market of some of the properties, due to federal regulations and private covenants; and c) the failure to account for potential
environmental hazards on some of the real-estate properties. Significantly, because inflated appraisal values were used, the price paid by Defendants
Church Extension and/or United Management was a much closer reflection of the actual value of the properties than the inflated appraisal values. Thus,
as a result of using falsely inflated appraisal values, the Defendants and others artificially increased the amount of non-cash contributions that
Defendants Church Extension and/or United Management recognized as income.

2. Plaintiff notified Defendant on May 25, 2004 that it was exercising its option to purchase the
property. Being in agreement that Plaintiff had the right to purchase the property, the parties agreed
to determine the purchase price by each engaging an appraiser who was a member of the
Appraisal
Institute (MAI), with the purchase price to be the average of the two appraisals. Plaintiff engaged
an appraiser from Atlanta, Georgia, while Defendant retained an appraiser from Nashville,
Tennessee. The two appraisals were significantly different. The appraised value determined by
Plaintiff’s appraiser was $1,470,000. The value as determined by Defendant’s appraiser was
$2,375,000.

3. Therefore, on the basis of our review of the record, we conclude that the court properly determined that the plaintiff had met its burden of showing
that the city's assessor (jOHN lEARY,
mai) had overvalued the subject property and that such a finding was legally and logically correct and supported
by the evidence before the court.

4. The town’s appraiser, Christopher K. Kerin (Kerin)
MAI, determined that the fair market value
of the subject property on the October 1, 1995 grand list was as follows:
Land $4,825,000
Site improvements 1,000,000
Main building 9,175,000
__________
$15,000,000

Our determination (trier of fact) of value of the subject property, as of October 1, 1995 is as
follows:
Land $4,825,000
Site improvements 1,000,000
Building 5,239,819
___________
Total $11,064,819

5. "As a residential review appraiser with 14 years experience, I see appraiser fraud weekly," says a northeastern appraiser who says he is working with
the FBI.  At the same time I was turning in these 17 fraud reports, I was warned by a prominent Appraisal Institute member not to submit those of a
certain ethnic race appraiser because he was well politically entrenched and it could backfire on me," notes the source. "Also, at the same time, I
confided in a local Member of the
Appraisal Institute (MAI) about the appraisal fraud both in my local area and inside his local AI residential
membership.
This MAI later told me to be careful because I could die by the same sword I was wielding (a professional death, not physical death)."

6.  False Appraisals
I'm looking at an
MAI (commercial appraiser) appraisal right now from one of the most respected appraisers in our area that I know has been
influenced in several ways (the appraisal has been influenced, not him). The representations from the owner of the property concerning zoning,
development, potential purchase offers and comparable sales have boosted the value.

7.  Inclosed is a bound hardcopy of the complaint I previously filed with the
North Carolina Appraisal Board against
John K. Weaver, MAI, (a.k.a. "Jack"
Weaver, commercial appraiser) who is the Deputy Director and Chief Investigator of the North
Carolina Appraisal Board (NCAB). (This complaint text is also available
online at www.boardwatch.org/htmfiles/complainttext1.htm .) Copies of Mr.
Weaver's complete research files are also inclosed in "bound report format,"
as are copies of four appraisal reports on the subject property in question
at the NCAB hearing in question.
The NCAB sat on the complaint for many months and then participated in a scam
to "sweep the complaint under the rug." Following in this letter is text
extracted from a post I made 11/16/2001 to an online discussion group for
real estate appraisers across the country (www.AppraisersForum.com) which
explains and documents the response of the NCAB. (The full post can be found
at http://appraisersforum.com/bbs/index.cgi?read=20707 .) Also included is a
printout of a website page from www.BoardWatch.org (via the "FAQ" hyperlink
from the homepage) which provides a very brief overview of the whole
situation. As the NCAB shirked its responsibilities in the matter, I am now
asking the Appraisal Institute to investigate the behavior of this Institute
member.

(Commercial Real Estate Appraiser, Los Angeles,  Commercial Appraisal Services, and Commercial Appraiser) Orange County Cities, Aliso Viejo,
Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La
Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Los Alamitos, Mission Viejo, Newport Beach, Orange, Placentia,
Rancho Santa Margarita, of San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa Park, Westminster, Yorb
a Linda


8. The behavior of this Member of the Appraisal Institute (MAI) is unacceptable if not outrageous. I've heard no one suggest otherwise. I dislike putting
it this bluntly, but here it is in a nutshell: For the sake of preserving or regaining integrity in North Carolina appraising, it has become necessary to put
the Appraisal Institute to the test. The questions are these:
Is the Appraisal Institute part of the problem in North Carolina?
Is the AI an enabler?

9.   If memory serves me correctly, it was members of the
Appraisal Institute (the self proclaimed leader of appraisal association, designated with the
"prestigious" MAI that were co-conspirators of the S&L crisis.
Industry organizations are concerned with one thing: their own survival. With appraisal organizations competing for members, they are more focused on
their own self preservation than on the betterment of the industry as a whole.

Originally posted by RStrahan@Jan 28 2005, 03:28 PM
The various trade associations are impotent. The members of the Appraisal Foundation only count as one vote, so they are regularly outnumbered by
the members of the very industry that promotes appraisal fraud.
I believe that a merging of organizations is a necessity. However, I explicitely exclud the AI. The AI has regularly supported AVMs and stood against the
interests of the general practice appraiser, so it is not longer a viable force for change in the industry. In fact, they have often sided with the lending
industry against the rest of the appraisal organizations.

Again, Roger hits it on the nose. An organzation that is purported to be in existance for the appraiser. Today, likely 99% of all residential appraisals are
communicated to the lender and/or clients via email or the internet. We most commonly transmit these in .pdf format since Adobe Acrobat Reader is
readily available to all at no cost. Several lenders want appraisals delivered in what is called AI (Appraisal Institute) ready format. This data format
completely rearranges the data structure of the report. The data is thought to be disseminated into their AVM database. No one but the insiders can
prove this, however this format also does something else which is very disturbing. The appraiser's digital signature is removed from the report itself and
transmitted as a separate .jpg file. This comprimises the security of the report allowing the possibility of data to be changed. It is a violation of USPAP
for an appraiser to knowingly comprimise the security of their digital signatures/reports.

Who would have thought? To comply with the Appraisal Institute brand of appraisal delivery, one has to violate USPAP.

10.  Is this accepting an appraisal with a predetermined value?
Hello Curtis,
A member of Appraisal Data Connection is searching for market data.
Diane Gilbert, MAI, (Appraisal Institute, commercial real estate appraiser) is appraising a proposed 60,000 square foot upscale
residential mansion near Orlando, Florida (yes, that's 60,000 square
feet!)  
The property is located along the popular Butler Chain of Lakes and will
have numerous atypical amenities including an indoor and outdoor pool, a
bowling alley, indoor skating rink, a huge ballroom and colonnade, media
rooms, 2-story library, 10 bedroom suites, and staff quarters.
Diane is looking for sales of similar huge top quality residential
properties anywhere in the U.S.

Sales in excess of $15 million are preferred, (MAI COMMERCIAL APPRAISAL) and sales along waterfront
or some type of resort location would be a plus.

Her best contact method is by email.  If you can help or know someone who
can, please email Diane directly at:
Bayvalue@tampabay.rr.com

11. DATE: 08/01/2006 11:56:00 AM
The malleability of (real estate) appraisals has been a fact of life since for as long as I can remember, and that is probably longer than most readers
have been alive. Down around the bankruptcy court, they used to say that "MAI" stands for "Made as Instructed."
Posted by: Buce | August 1, 2006 09:01 PM
http://www.prospect.org/deanbaker/2006/07/housing_appraisals_the_account.html

12. April 12, 2006
Working With (Business Valuation) Expert Witnesses
In real estate, the Appraisal Institute awards a designation, MAI, Member, Appraisal Institute. For a variety of reasons, MAI came to have the
derogatory meaning, "made as instructed." Being an "mai" appraiser, whether in real estate, business appraisal, or any other field of expertise is a
prescription for a short-term career. http://merceronvalue.com/archives/2006/04/working_with_bu.html

13.  David, from the St. Louis Chapter of the Appraisal Institute, just told me last week that at a recent seminar, an instructor from Guess Who told the
group attending the seminar in Typical Delphi Scam and Cognitive Dissonance fashion, that appraisers would go out of business if they refused to
perform AVMs for the banking cartel and the GSEs. Sending the Appraisal Institute $950 Bucks in MAI, SRPA, SRA professional dues for 2005 is going
to be a really tough decision. If I can find a real job that pays, they won't get my money anymore. Besides being a State Certified General Realty
Appraiser is just as good as having Made As Instructed behind my name -- because that's what the public perceives me to be anyway now -- a member
of the world's oldest profession.
http://www.financialsense.com/editorials/reality/2004/4R1217.html

14.  Gesoff v. IIC Industries Inc. et al., in the Delaware Chancery Court decided May 18,
2006
The parent then offered its appraisals, but the Court saw them as flawed and smacking of
made-as-instructed justification after the fact. In particular, its appraiser did adjust downwards a
management projection without any justification, failed to take into account appreciated realty,
and used a small company premium without regard to the fact that subsidiaries were, in effect,
large businesses in their respective emerging markets

15. SAN FRANCISCO BAY RESTORATION PLAN
Commercial real estate Appraiser (Charles D. Bailey,
MAI) disciplined; taxpayers paid millions
MANY ERRORS ALLEGED IN PURCHASE OF CARGILL PONDS FOR $100 MILLION IN 2003
By Paul Rogers
Mercury News
Susanna Frohman / Mercury News archives
In 2002, then-Gov. Gray Davis and Sen. Dianne Feinstein, above, announce a $100 million deal for the Cargill salt ponds. Complaint against appraiser
Charles Bailey (
MAI) (PDF) The settlement agreement (PDF)

The appraiser (Charles D. Bailey,
MAI) whose report helped set the $100 million price taxpayers paid in the 2003 Cargill salt ponds deal has been
disciplined on allegations that he made numerous errors and violated federal standards when he set a value for the property.

The state attorney general's office brought a misconduct complaint against Charles Bailey (MAI) of Mill Valley this summer, alleging 24 significant errors
in his appraisal of Cargill lands for the federal government in December 2000.

Bailey, who denied any wrongdoing, agreed Sept. 27 to a censure of his license, known as a ``public reproval.'' He also will pay $4,000 to cover the
costs of the state investigation. Although he will keep his license and can continue working, any disciplinary action on an appraiser's record is very
harmful to his career, said Deputy Attorney General Char Sachson.

News of the settlement heightened concerns that taxpayers may have overpaid by millions of dollars when government agencies bought 16,500 acres of
Cargill salt evaporation ponds from Hayward to Alviso to Redwood City in March 2003. It also brought calls Tuesday from political leaders for less
secrecy in public land deals.

16.  IS THIS
MAI APPRAISER INCOMPETENCY?
Anyone know any sources of gross sales per store data for specific chains? I am appraising three proposed facilities that are being leased with a level
base minimum rent but actual rent is the greater of that minimum rent or 10% of gross sales. I believe if I use the minimum I could be undervaluing, but
am not comfortable using the projections provided without at least seeing something to compare them to. They are slightly above the minimum rent
threshhold.
Paul S. Ness, MAI (commercial appraiser)
www.nessassociates.net

Mr. Ness, MAI was apparently so embarrassed by his own lack of knowledge that he has removed his request from the AppraisalForum.com
website.   The sometimes humorous responses are still there however.

We also received this email from site owner (Wayne McKerley) who suggest that we inappropriately used his copyrighted material.

Paul Ness posted this on AppraisersForum.com.  You copied it without my permission or without Paul's permission to your web site.  You also imply that
Paul is incompetent by adding the heading "IS THIS MAI APPRAISER INCOMPETENCY?". Paul is aware of this also and brought it to my attention.

I ask that you remove this from your website and refrain from using our copyrighted material.

Wayne McKerley
AppraisersForum.com
(Professional Commercial Appraisal Forum?)

17.  
Appraisal Talk Message Board
Re: MIA Appraiser San Diego, CA
[ Follow Ups ] [ Post Followup ] [ Appraisal Talk ] [ FAQ ]
--------------------------------------------------------------------------------
Posted by mitchell's mother on October 12, 2006 at 15:53:53:
In Reply to: MIA Appraiser San Diego, CA posted by mitchell on October 12, 2006 at 14:44:37:
I need a state licensed or certified appraiser. I am more interested in experience and education than any phony designations, that try to cover
up their lack of experience and education.

18.  Times Herald-Record
October 17, 2006
Albany — A real estate
appraisal that the City of Middletown relied on to sell off a property two years ago was so riddled with faults that questions later
arose over whether Robert Buckles " (Appraisal Institute, Associate Member) prepared an appraisal with a predetermined value," a state investigator
testified yesterday. In the same hearing, an expert appraiser testified that the appraisal of the 14-acre property on Ruth Court used outdated property
sales for comparisons.
Robert G. Buckles, Associate MAI
President
Countrywide Appraisal Services
P.O. Box 1118
Monticello, NY 12701
547 Broadway
(845) 794-2834x300
Fax: (914) 794-2846
Bob@countywideappraisal.com
Accepts (real estate appraisal) Fee Assignments (more info)

19. LETTER FROM THE (UTAH Appraisal
Institute-MAI) PRESIDENT, 2006
I am proud to be a member of this professional organization.  I
had been ignorant to the extreme member benefits until I began serving on the
Board in 1999.   I want to inform you of the advantages regarding Appraisal Institute membership.  A few of the programs and promotions by National
which benefit members include.
4.  Lobbying Efforts
National has a full time staff of three attorneys in Washington, DC working on our behalf to keep up with federal legislation and other initiatives that
impact our profession and to act as a liaison to the local chapters in keeping up with state issues.  We also have our own local lobbyist who works with
Utah appraisers.  
Lobbying is one of those behind the scenes activities that many of us may not give much thought to however, the efforts of these
people affect us individually and our profession in ways that many of us are unaware.

20. Mr. Levy describes in his succinct essay the stranglehold that the banking cartel has on the realty valuation industry. Th
e Appraisal Institute has an
affiliate appraisal management company called REAS (Real Estate Appraisal Services) which operates http://www.aidirectconnection.com. REAS is
owned by Charter One Financial Corporation, the 25th largest bank holding company in the USA, home based in Ohio. Royal Bank of Scotland is in
merger and acquisition negotiations with Charter One to become the 7th largest bank holding company in the USA, after the Bank One and JPChase
Manhattan merger as the second largest banking conglomerate. This conflict of interest doesn't get any more blatant than these facts. ( AI Direct
Connection®      AI Direct Connection
AI Direct Connection provides the real estate marketplace with an efficient and cost-effective means to acquire quality appraisal services. Appraisers
can sign up, free of charge, to be included on the fee panel, specifying their services or specialties.
AI Direct Connection then sells those services
directly to the client. FIND OUT MORE HERE)

21. Excuse me—you're standing on my bonus … reflections on credit culture
RMA Journal, The,  May, 2005  by David H. Wesley
Banks have been widely lauded for their performance through the most recent downturn. Pressure for revenue growth has invariably led to deal creep--
pricing concessions, then deal structure concessions (covenant, guarantees, advance rates, etc.), and then the rationalization that otherwise marginal
credits are acceptable. It takes both courage and conviction to remain disciplined and diligent to not trade off your credit risk principles. Looking back
at performance during the last downturn, some things were done particularly well, while others could have been done better.
Following are a few of the excuses that we all have heard (or have used) in the credit approval process, along with their subliminal translations.
We have an MAI appraisal that supports the request.
Translation: The appraisal is a
made-as-instructed real estate valuation.

22. Posted by
Appraiser Central on October 18, 2006 at 20:00:21:
In Reply to: ai posted by Cochise on October 18, 2006 at 18:29:29:
The Appraisal Institute has had "conflict of issue", issues for many years now. Especially with Charter One Bank and also Washington Mutual (WAMU).
The Appraisal Institute doesn't seem to care. This being "in bed" with Charter One and Washington Mutual was a big part of
our boycott of the
Appraisal Institute
a few years ago when the AI decided to create their own AVM (AIRD) with Charter One Bank and WAMU as their biggest backers.
Also, the AI can't even advertise without lying. They have been running radio ads here in Massachusetts, where they tout the lie that "Appraisal Institute
Members are better qualified and have more education" than non-Appraisal Institute members. I can't wait till the first homeowner here gets an AI
member with only 2 years experience; and the job is way over their head.
The sooner we as an industry get rid of Appraisal Management companies, and designation "tea clubs", the better off we will be.

orange county commercial appraiser, OC Real Estate Appraiser Los Angeles, Orange County Cities, Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley,
Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Los Alamitos, Mission Viejo, Newport Beach, Orange,
Placentia, Rancho Santa Margarita, of San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa Park, Westminster, Yorb
a Linda

Posted by Appraisal Police on July 06, 2006 at 22:12:55:
FBI:
Appraisal Fraud Serious (Commercial Appraiser, sic); Calls for Industry to Team up with Law Enforcement
July 2006
In a June 14 speech, a Federal Bureau of Investigation specialist said that appraisal fraud has become the most serious form of mortgage fraud. In a
presentation to an American Bankers Association conference in Orlando, Ronda Helig, supervisory special agent for the FBI, said that appraisal fraud
accounts for 80 percent of all the mortgage fraud that is reported and that the average loss per occurrence of appraisal fraud exceeds $60,000. Based
on these figures, Helig called for a cooperative response between industry and law enforcement.


Orange County Cities OC, Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley, Fullerton, Garden Grove,
Huntington Beach, Irvine, La Habra, City of La Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Los Alamitos, Mission
Viejo, Newport Beach, Orange, Placentia, Rancho Santa Margarita, San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa
Park, Westminster, Yorba Linda

Successfully using
forensic appraisals (appraiser) in the tax courts requires that the property owner understand the special issues involved with these
types of appraisals, as they differ significantly from typical real estate appraisals.  The differences cover the gamut of legal issues from communication
between the client and the appraiser through the legal admissibility of appraisal methodology.

Kacha v. Allstate Ins. Co. (06/26/06 - No.
D046961)
A judgment confirming an insurance commercial appraisal award involving property damaged by a wildfire is reversed pursuant to an insured's claims
that: 1) the award exceeded the appraisers' jurisdiction, and the trial court erred by finding he waived the jurisdictional rule; and 2) the court erred by
finding he was precluded from challenging the appraisal award because he took possession of, but did not negotiate, checks the insurer provided him
to cover the award.


Please call for Orange County oc, Ventura County, Riverside County, San Bernardino, County Coverage Areas,   Real Estate Appraiser Orange
Riverside Ventura San Bernardino Counties,

Foreword
This is the fifth edition of the
Uniform Appraisal Standards for Federal Land Acquisitions. The Standards were originally published in 1971 with the most
recent revision published in 1992. The existing Standards have earned a prestigious position. They are frequently cited by Congress in legislation
relating to the valuation of federal land acquisitions and have guided the appraisal process in these matters since their original issuance by the
Interagency Land Acquisition Conference. & The Interagency Land Acquisition Conference, established on November 27, 1968, by invitation of the
Attorney General, is a voluntary organization composed of representatives from the many federal agencies engaged in the acquisition of real estate for
public uses. The Conference adopted and continues to adhere to several goals with respect to land acquisition, including the promulgation of uniform
appraisal standards and guidelines for appraisal reports. The broad experience of the member representatives of the Interagency Land Acquisition
Conference assures that the federal appraisal standards developed for land acquisitions are uniform, fair, and efficient. The Interagency Land
Acquisition Conference is chaired by the Assistant Attorney General for the Environment and Natural Resources Division, Department of Justice. Its
activities are conducted by ad hoc committees composed of member representatives.

The Interagency Land Acquisition Conference Executive is Virginia P. Butler, Chief of the Land Acquisition Section of the Environment and Natural
Resources Division, Department of Justice. James D. Eaton, MAI, of the Appraisal Unit, Department of Justice, authored this 2000 revision of the
Uniform Appraisal Standards for Federal Land Acquisitions. He was assisted in this effort by Appraisal Unit Chief Brian Holly, MAI; trial attorney Marc
Gordon; and Ms. Butler. These Standards were submitted to the Appraisal Institute for editorial review and the Department of Justice grate-fully
acknowledges the editorial assistance of the Appraisal Institute in their preparation. While the vast majority of federal land acquisition is achieved
through voluntary means, sometimes litigation is necessary. With this in mind, Mr. Eaton has done an admirable job of updating the case law, expand-
ing the treatment of novel or difficult valuation questions, and recognizing the vast changes that have recently characterized the real estate appraisal
profession.


2006
Appraisal Information Needs Survey Results
During August 2006, the NATIONAL ASSOCIATION OF REALTORS®’ (NAR) Marketing Research Department invited 86,777 appraiser members and
recipients of the Appraisal Section of the weekly NAR ListServe message to participate in an online survey. Findings reflected in this report were
collected from responses received between August 10th and 25th, 2006.
The goal of the survey was to understand how Appraiser members conduct their business, obtain appraisal industry information, and make decisions
on their appraisal education and designations.

Forensic appraising adds in the positive
Process involves combining all the variables affecting a property to create a predicted value
Dayton Business Journal - May 15, 1998 by John Niehaus News Staff Reporter
Print this Article Email this Article Reprints RSS Feeds Most Viewed Most Emailed
Joel Henson's business, Dixie Drywall Co., is located on about one-and-a-half acres of land off
Valley Street. About one acre of the property is grass.
Instead of continually paying a landscaping company $75 to cut the grass, he decided to try to sell
that piece of his property. After determining an asking price, he called Ron Kuczak, a local real
estate appraiser.
"He came out and gave me my options,"
Henson said. "He more or less determined
what the land would be worth if I kept it and
put up some warehouses."

USPAP 2006:
The Loss Of A Few Terms Will Be Less Confusing, I Think December 28th, 2005 by John Cicero
In January 2006 the new edition of USPAP will be available and distributed, though its changes will not become effective until June. The Appraisal
Standards Board


REVISIONS TO USPAP AND ADVISORY OPINIONS
The
revisions in the 2006 Edition of USP Appraisal Practice are the result of two major Appraisal Standards Board (ASB) initiatives: (1) examination of
the proper role of the scope of work and departure concepts in the appraisal process; and (2) specific review of STANDARDS 9 and 10. The ASB
formally adopted the 2006 USPAP on October 28, 2005 based on testimony presented at public meetings, responses to three Concept Papers, six
Exposure Drafts, and extensive deliberation by the ASB over a two-year period. (
USPAP 2006 Q & A) The effective date of the 2006 USPAP is July 1,
2006 commercial.

UNIFORM
STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE 2006

FHA training comes to the Pacific Northwest:
June 12, 2006 - Salem, OR.
FHA Program Update, Appraisal Reform, & Home Equity Conversion Mortgage Training. Approved for 6 hrs Continuing
Education Credit. Registration required, no fee.

REAL ESTATE APPRAISAL
Nature of Appraisal Work (U.S. Department of Labor
Bureau of Labor Statistics)
Commercial appraisers and assessors of real estate estimate the value of real property for a variety of purposes, such as to assess property tax, to
determine a sales price, or to determine the amount of a mortgage that might be granted on a property. They may be called on to determine the value
of any type of real estate, ranging from farmland to a major shopping center, although they often specialize in appraising or assessing only a certain
type of real estate such as residential buildings or commercial properties. Assessors determine the value of all properties in a locality for property tax
purposes whereas appraisers appraise properties one at a time for a variety of purposes, such as to determine what a good sale price would be for a
home or to settle an estate or aid in a divorce settlement.

FannieMae's
Property (Commercial Appraiser, SIC) and Appraisal Guidelines—details their general requirements for analyzing the property residential
appraisal, rather than commercial, aspects of conventional mortgages secured by one- to four-family properties. It also discusses special
considerations for certain types of housing-units in condominium, PUD, and cooperative projects; manufactured (and other factory-built) homes;
Community Living group homes; mixed-use properties; properties affected by environmental hazards; urban properties; affordable housing program
properties; properties located in special assessment or community facilities districts; properties subject to leasehold interests (including those held by
community land trusts); and energy-efficient properties—that merit special consideration in the property and appraisal review. Because the evaluation
of a property is such a vital part of the risk analysis, they expect a lender to place as much emphasis on underwriting the property and reviewing the
appraisal as it does on underwriting the borrower's commercial creditworthiness.

FDIC Law,
Regulations, Related Acts  § 323.4  Minimum appraisal standards.
For
federally related transactions, all appraisals shall, at a minimum:

Is property owner liable when horse and rider fall on driveway?

For information on registering your business capabilities to assist in the
Hurricane Katrina disaster relief efforts pleas

FOUNDATION
NEWS -
-The Appraisal Foundation is a non-profit educational organization founded to foster professionalism in appraising through the establishment and
promotion of (commercial) appraisal standards and (commercial) appraiser qualifications.-

Editor’s note: On March 16, 2001, Daniel Muller of Morgan Miller Blair presented,  
“What Every Real Estate Attorney Should Know About Inverse
Condemnation,” to the real property section of the CCCBA.  This article discusses developments in the areas of inverse condemnation and eminent
domain (direct condemnation) in the six months since the presentation.  For an outline of the presentation call (925) 937-3600.  nverse Condemnation  
Plaintiffs suffered setbacks in three inverse condemnation cases decided in 2001.  However, a judge in a federal district court case granted plaintiff’s
motion for summary judgment, enjoining the agency from an impending condemnation for failure to show a public use or purpose for the project.

Cityfeet.com is the premier online resource for finding
commercial real estate, specializing in office space, executive suites, retail, and investment
property. Learn more.

ENVIRONMENTAL , GOVERNMENT , PROPERTY  & REAL ESTATE, WATER
Turlock Irrigation Dist. v. Zanker, No F047094 (Cal. 5th App. Dist. June 26, 2006)
Judgment partially against a town in litigation concerning the scope of its right to receive treated water for domestic use and other needs of the town is
affirmed where the trial court (comercial appraiser sic) correctly found that the districts must continue to provide water to the town, but the reasonable
cost of treating the water to make it suitable for domestic use may be passed through to the consumer.

orange county commercial appraiser, Commercial Appraiser OC, Commercial Appraiser Los Angeles AND OC, Commercial Real Estate Appraisal,
Estate Appraiser,  Residential Appraiser, Apartment Appraiser,  Appraisal, Special Purpose Property, Office Property, California Appraiser, PMI
Removal Appraiser, Fee Appraisal.  Certified General Appraiser, Estate Tax Appraiser, Appraisal Services: Appraiser, Commercial Appraisal,  Real
Estate Appraisal, Residential Appraiser, Eminent Domain Appraiser, Apartment Appraiser, Special Purpose Property, Office Property, California
Appraiser, PMI Removal Appraiser, Free Appraisal.  Certified General Appraiser, Tax Appraiser

CIVIL PROCEDURE, DEBT COLLECTION, ETHICS & PROFESSIONAL RESPONSIBILITY,   & REAL ESTATE, REMEDIES
Rusheen v. Cohen, No. S123203 (Cal. February 23, 2006)
Where a cause of action is based on a communicative act, the litigation privilege of Civil Code section 47 extends to those noncommunicative actions
which are necessarily related to that communicative act.

Curtis - Rosenthal, Inc.

Forensic Appraiser Los Angeles, Forensic Appraisal,

Orange County Cities OC, Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley, Fullerton, Garden Grove,
Huntington Beach, Irvine, La Habra, City of La Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Los Alamitos, Mission
Viejo, Newport Beach, Orange, Placentia, Rancho Santa Margarita, San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa
Park, Westminster, Yorba Linda
SERVICES SPANISH
TRANSLATION:
el valuador comercial, la
evaluación comercial, el
valuador Los Angeles,
valuador de bienes raíces,
experto comercial presencia
bienes raíces, los bienes
raíces

Real Estate Appraiser Orange
Riverside Ventura San
Bernardino Counties,

valuador comercial, valuador
comercial de bienes raíces,
Valuador Comercial de
bienes raíces Los Angeles,
Propaganda de Valuador,
Valuador Los Angeles,
Valuador de Propiedad,
Valuador de Protocolización,
Valuador de Confianza,
Valuador de Impuesto,
Valuador de MAI, LA, L.UN.,
bienes raíces Los Angeles,
valuador de tierra Los
Angeles, inspectores
comerciales de bienes raíces,
corredores de bienes raíces,
Los Angeles, valuador bienes
raíces, Valuador Los Angeles,
evaluación llp, marca a
evaluación marcador,
Valuador Comercial Tierra,
Valuador Especial Propiedad
Propósito, Valuador
Propiedad Oficina, evaluación
Comercial, El valuador,
Valuador de Apartamento Los
Angeles, Valuador Comercial
de bienes raíces Los
Angeles, VANDEMA, California
Meridional Valuador
Comercial de bienes raíces,
Valuador Residencial,
Valuador de Apartamento, la
Evaluación Comercial,
Valuador de California,
Valuador de Eliminación de
PMI, Liberta la Evaluación,
Valuador General Certificado,
Valuador de Impuesto, Multi
Valuador de Familia, Valuador
Bancario, el instituto de la
evaluación, testigo experto, se
atasca los servicios de la
valoración de jarra, los bienes
raíces, los bienes raíces, el
valuador de bienes raíces,
legaliza a valuador, valuador
de impuesto de propiedad,
valuador de apartamento,
solo valuador de la familia,
valuador bueno, en casa
valuador,
93510

AREAS SERVED:
Orange County Cities

Aliso Viejo

Anaheim

Brea

Buena Park

Costa Mesa

City of Cypress

Dana Point

Fountain Valley

Fullerton

Garden Grove

Huntington Beach

Irvine

La Habra

La Palma

Laguna Beach

Laguna Hills

Laguna Niguel

Laguna Woods

Lake Forest

Los Alamitos

Mission Viejo

Newport Beach

Orange

Placentia

Rancho Santa Margarita

San Clemente

San Juan Capistrano

City of Santa Ana

City of Seal Beach

Stanton

Tustin

City of Villa Park

City of Westminster

City of Yorba Linda

Real Estate Appraiser Orange
Riverside Ventura San
Bernardino Counties,
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Commercial Appraiser Orange (OC) and Southern California (CA)Commercial Appraisal, orange county commercial appraiser, OC Real Estate Appraiser Los Angeles, Orange County Cities, Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Los Alamitos, Mission Viejo, Newport Beach, Orange, Placentia, Rancho Santa Margarita, of San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa Park, Westminster, Yorba Linda

Commercial Appraiser Orange (OC) and Real Estate Consultant, Los Angeles, California CA, Commercial Appraisal, orange county commercial appraiser, OC Real Estate Appraiser Los Angeles, Orange County Cities, Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Los Alamitos, Mission Viejo, Newport Beach, Orange, Placentia, Rancho Santa Margarita, of San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa Park, Westminster, Yorba Linda

Condemnation Appraiser, Inverse Condemnation Appraiser, Eminent Domain Appraiser appraisal, Commercial Appraiser, Residential Appraiser, Los Angeles, California, Commercial Appraisal, orange county commercial appraiser, OC Real Estate Appraiser Los Angeles, Orange County Cities, Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Los Alamitos, Mission Viejo, Newport Beach, Orange, Placentia, Rancho Santa Margarita, of San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa Park, Westminster, Yorba Linda

Commercial Appraiser Orange, California, orange county commercial appraiser, OC Real Estate Appraiser Los Angeles, Orange County Cities, Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, Los Alamitos, Mission Viejo, Newport Beach, Orange, Placentia, Rancho Santa Margarita, of San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa Park, Westminster, Yorba Linda

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