In this episode of Properties to Profits, I open up about one of the wildest and most unexpected experiences of my real estate career—we got sued by a seller. Yep, you read that right. A seller accused us of breaking into her home and stealing valuable family heirlooms. While the accusation was completely false, the lawsuit dragged on for over 18 months and forced us to defend ourselves in court.

I walk you through exactly what happened, how we handled it, and the changes we’ve made in our business to make sure this never happens again. From managing lockbox access to training sellers on how to use them, this episode is full of real lessons that can protect you from legal and reputational headaches—especially if you’re wholesaling or managing seller relationships.

Episode Timeline

[0:00] Introduction

[0:44] Why we were sued by a seller—and what she accused us of

[1:12] How the case unfolded, from lockbox use to court hearings

[2:06] What we believe really happened—and how it could’ve been prevented

[3:14] Working with detectives, attorneys, and presenting evidence

[3:41] The final judgment—and the relief that came with it

[4:02] Key lesson #1: Always use new, trackable lockbox codes

[4:37] Key lesson #2: Teach sellers exactly how to use a lockbox

[5:23] Going above and beyond—even when it’s not your legal responsibility

[6:01] How one mistake can still lead to bad reviews (even if you’re innocent)

[7:17] Why empathy matters, even when you’re falsely accused

[8:03] Real estate is about service—and avoiding assumptions that cost you

3 Key Takeaways

1. Always use unique lockbox codes and document who receives them, when, and how.

2. Don’t assume sellers know how to use tools like lockboxes—teach them proactively.

3. A single misunderstanding can cost you thousands in legal fees and reputation damage—so build airtight processes.

Links & Resources

Follow me on Instagram: @realestatemike02

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