621 South Log Haven Point

REAL ESTATE FOR SALE

Log Cabin in Crystal River, Florida

621 South Log Haven Point, Crystal River, Citrus County, Florida

(Previously the address was 9706 W. Ozello Trail. Some map programs only show the old address)

Photos current as of June 30, 2010

(UPDATE INFORMATION HAS BEEN ADDED DOWN THE PAGE)

Codes and ordinances require that swimming pools be fenced, stairs have railings and decks have railing - all to submitted plans and codes. For over 6 months Baywater Holding LLC/Hutchcroft have not complied with Code Enforcement's call for to make the property legal. All work was done without building permits. A buyer of the property would be held liable for these problems and that appears her solution - sell the property without telling the buyer of these VERY costly issues.

There has been a great deal of misinformation put online concerning this particularly property for sale or for lease. This is the accurate information about the Log Cabin being offered. The current eBay listings for this property contain grossly false information about the property and house.

In fact, it is a very small 1 bedroom, 1 3/4 bath log cabin (it is NOT 1,800 square feet). There is a small pantry by the kitchen (about 6 foot by 10 foot) that was also converted to a tiny closet bedroom and there is an open loft (not privacy door or even privacy wall) that has two build in twin beds against 1 wall. That is where the claim that it is a 3 bedroom house comes from - a converted tiny pantry and a couple of twin beds built into the wall in an open common area.

The cabin in surrounded by a dense woodland swamp. There are 2 other lots that can be built at the location in the future around the house, which would block porch view of the woodlands. The property is on a flood plain and is very low lying land. For people familiar with this area, they know that means significant levels of mosquitoes during the wet season. The rear area directly behind the cabin, all along the behind the deck and around the small building can be many inches underwater in non-flowing water for many weeks at a time - producing a mass of mosquitoes.

A large deck, concrete spa, pool and small building are all homemade attachments to the house. They currently are on a different lot from the house, though attached to the cabin. The lot line runs between the cabin and the spa thru the deck. The house is on Lot 5 (a little over 0.2 acres) and the rest of the deck, spa, pool and small building are on lot 4. However, she was claiming she was going to move the lot lines around.

Code Enforcement instructed that the pool be drained to at least avoid a drowning danger as the pool has no fencing or safety railing - nor any shallow end. It was homemade. The coating will bubbles up and cracks, the light does not work, the drain is collapsed or otherwise doesn't work and the spa system does not work.

This is NOT new construction. Deck was dark re-stained. This all was built years ago. Now reported to Code Enforcement. Does not meet code. Not even close. No permits. Not licensed electrician. Plumbing. There are no required railings. No shielding of the pool. Plumbing and electrical just pirated off the house. Not to code.

Remember, photos online always make things look MUCH better than they are. If you think you can just tinker it up without permits and licenses, think again. The property is flagged by Code Enforcement. Any construction without permits will be reported. The fine is $5,000. Each.

The homemade deck, spa, pool and cabin are homemade, were build out of code and without building permits. The plumbing and electrical system to the pool and small building were illegally (no permits and out-of-code) pirated off the house - also home done and without permits. It throws breakers in the house. The electrical system added has been determined to be out of building codes. The County Code Enforcement Department has also declared that the deck seriously violates codes lacking railing and the pool in out of code possibly in many ways, including the requirement that pools be high fenced or enclosed to protect children and others from accidental drowning. For over 6 months, Birgit Hutchcroft has refused to comply with code enforcement requirements to either correct the code and ordinance violations or remove the structure. One way she might try to avoid those potentially massive expenses is to find some buyer to buy into that liability (meaning YOU pay it all).

All this was built without permits. What you do not see is the electrical system and plumbing, that also was homemade installed without permits. The electrical work has been reported as out of code by a Citrus County master electrician. All ordinance and code violations have been reported to Citrus County. Baywater Holding LLC/Hutchcroft have refused since January 2010 to comply with Code Enforcement demands. Most work you could NOT do yourself. Formal plans would have to be submitted, punishment retroactive building permit fees (high) would have to be paid, and licensed contractors/professionals used. This property has been "flagged" and any illegal lay work will be promptly reported and seriously fined.

Any person who purchased the property would likely be held liable for all code and ordinance violations, including all retro-applications for building, all expenses of plans, all licensed professional services (licensed professionals and permits required), and all materials plus, potentially, all fines. This would run from MANY thousands to potentially tens of thousands of dollars out of your pocket (quickly) or you fined and property possibly condemned or declared illegal to occupy. Check with Citrus County Code Enforcement about this. If work requiring licensed professionals is instead home-done, the homeowner can be fined $5,000 for each day and each action. You can not just fix this up yourself.

The drain pipe on the home-made pool does not function, the pool light does not work and the entire spa pump, jets and heating system does not work. The pool was home-done and the pool surfacing continues to bubble and crack away. It may all need to be removed and redone professionally.

This problem is not merely lack of railing for the deck - which is required for raised decks. The pool must be minimally high fenced to code specifications to avoid children, animals and others accidentally drowning. Bizarrely, after demanding the former residents do so - and for them to put the money up as a loan claiming she was financially broke, Hutchcroft then turned around claiming the high railing that could then have been screened to meet code violated the contract and that she would evict the residents unless they gave her another over $100,000.00. Because of this and because the deck was build without permits, the railing (costing well over $10,000 to put up) was removed and all lumber for the project given to the recycling center.

POSSIBLY THE MOST SERIOUS, COSTLY AND POTENTIALLY UNSOLVABLE PROBLEM -

TOXIC MOLD & TOXIC BLACK MOLD:

In late June, 2010, extensive testing was done on the air quality of the interior of the log cabin, due to the family that resided there increasingly becoming very ill, including at one point leading to emergency hospitalization. The air sampling revealed the house as major mold contamination problems, including toxic mold and toxic black mold.

A possible originating cause was that Hutchcroft has cut the sewage lines for the washer and tub to allow the water to drain and collect under the house - possibly to hide that the septic system no longer functioned for a previous lease-purchase buyer. (Hutchcroft refused to repair or replace the septic system as required, but the lease-purchasers replaced it. This also attracted rats/mice, that tore down the plastic water barrier between the wet damp and low lying ground and the soft wood construction. Once mold sets into soft wood the problem can become a nightmare as it not only grows into the wood but sends out spores that start colonies behind the walls and wood.

It is not rare that an otherwise good house must be demolished as the mold problem cannot be eliminated and houses in this area have been ordered condemned because of toxic mold.

Rarely is the real problem the mold you see on exterior surfaces. It is the mold that tends then to be massively greater behind those surfaces - safe from UV light and drying out that is the major construction and demolition/replace challenge. As mold spreads by sending out airborne spores, it can then spread to anywhere through the house. According to the professional mold inspection and air sampling, mold was in air of every room of the house and there is a massive toxic black mold colony are around the area where Hutchcroft has disconnected the sewage lines below the downstairs bathroom. A bad (amateur) repair causing the upstairs shower to also leak may have enhanced the mold spreading throughout the house because of the moisture. Overall, the soft wood house in on very damp ground in an area of very high humidity.

That family since moved out within increasingly health issues from the mold - suffering over a $100,000 lose they had expended on the house in a contract with Baywater Holding LLC (Birgit Hutchcroft). Hutchcroft is now offering the cabin for lease or sale, hiding the code and ordinance violations and - worse of all - the mold contamination.

Mold cleanup can be extremely costly and problematic. Sometimes the cost exceeds the value of the house itself. Occasionally a house can only be condemned. Because the house is of a relatively soft wood, mold cleanup could be exorbitantly expensive. Black mold is a horrific problem if it has entrenched in a wooden house. The testing company said the black mold colony in the under framing and flooring of the house is massive. The testing company was even more concerned of the mold spore count in the air within the house.

The Citrus County Code Enforcement advised the family to leave the house due to code violations and possibly becoming liable for them. The mold testing company advised no one reside in the house for health danger reasons.

The surrounding woodland swamp is not a "forest." It is a woodland swamp. It is essentially densely impassable and is a collection of mosquitoes and ticks.

Toxic mold can cause serious and permanent health damage. It can be silently lethal to infants, youths with breathing disorders, people with immune deficiencies such as from cancer treatment or HIV, to people with breathing disorders (OCP), people with allergic reactions and the elderly. Because mold can grow deeply into porous surfaces (such as wood), often grows behind surfaces (underside of wood) and is airborne spread by spores, it can be extremely difficult and costly to eliminate as it also can re-grow quickly unless 100% removed everywhere - sometimes not possible to be done for less than the value of the house. The log cabin is not safe to occupy at this time.

FURNITURE - FURNISHED:

The property is being offered as "furnished" and the furniture is raved of in a couple of internet listings. There is little actual furniture. What is there is not shredded, but it is old, faded and is typical of furniture you would find at a garage sale of someone selling their old worn out - but still usable - living room set. It is color faded but, again, isn't torn. Most the nicknacks are dollar garage sale items to make the house look full. Remember, photos usually make houses, cars and items look far better than they actually are. The furniture is usable. But if you want furniture that doesn't look like used rent-to-own furniture from an apartment, you'll want to replace it.

THE HOUSE INTERIOR:

The tiny log cabin is very attractive inside. In photos it looks stunning. Remember, this is a VERY small cabin and the attractiveness in many ways is deceptive. You WANT to fantasize that this is a new, perfect fairytale cottage in a beautiful woods. But it is a tiny cabin with massive problems of many kinds surrounded by a mosquito and tick infested woodland swamp. There are many interior issues that had not been corrected as of June, 2010.

There previously had been extensive fire damage in the past at the fireplace. While this was repaired (and when the stone fireplace installed), it the wood was not correctly matched or installed. As a result there is darkened wood and water damage to the floor on the far side of the fireplace and the "logs" installed do not match in size or appearance.

The downstairs tub was home-done installed by setting it on Styrofoam below it. It will sink when filled, making caulking the edges impossible to remain intact. This has lead to severe darkening and damage to the floor around the tub area. As the construction is by planks and logs, not strips, replacement and repair could be a major undertaking as you are talking about tearing out tongue and grove planks - leaving the ground below showing - and then trying to figure how to put new planks back in because you can't just put them back into the grooves you just tore out. The upstairs tile in the shower was home-done badly - and needs to be torn out and replaced as the upstairs shower floor leaks into the downstairs if used.

VERY SERIOUS - Hutchcroft has stated that she is having the property lines altered. She has also stated that she can do so without the knowledge or permission of anyone she has entered into a contract with on the property. So you could have a contract without a title policy to protect you, and she just secretly moves the property line between her two lots. What are you going to do? Sue and wait 2 to 3 years? The County would NOT inform you if she tries to move the property lines. If you have a "lease-to-own" contract you should be warned that the legal community around here will just sneer that you "are just tenants" and you can be certain that Hutchcroft will do so.

The insurance for 2009-2010 on the cabin only was approximately $4,600.00 for JUST the log cabin and lot 5. That does not include anything of what is now Lot 4 - all other structures. The deck, spa, pool and small cabin attached to the house are not insured and not insurable at this time due to building, health and safety code violations.

THE TRUE VALUE OF THE HOUSE?

Given the mortgage, liens, and massive fix-up and correction costs, in my own opinion it is less than $0 for a buyer. But that is this author's lay opinion.

A few years ago property values in Florida increased to extreme degrees. Florida was soon expected to be the most populous state in the country. But then the market collapsed and certain areas hurt more than others. This area has been slammed. The largest private not utility companies have closed. The tourist industry also important here as dropped dramatically. Houses and property in this area have crashed and continue to crash as fast or faster than they were raising before. The number of houses, business properties and land for sale is extremely high. Even the small town newspaper can also have pages of foreclosures. Houses selling 50% of what they were 2 years ago are common - if a buyer even at that price can be found.

The cabib sits on relatively low value land about 50 feet from a high traffic road and it is small square foot house. The average less than 1000 square foot house in this area that also isn't waterfront property sells for under $50,000 and most for far less. While the clear coated wood construction of this little log house is very charming, it also is high maintenance, subject to contaminations and brings with it many other problems and costs.

ACTUAL VALUE (assuming NONE of the terrible code, ordinance, safety, decay, broken stuff and horrific mold problems are NOT counted?

TAX APPRAISALS sometimes are slightly higher or lower than actual value, but usually not far off. To no surprise, local government is hesitant to lower appraisal values as fast as the real estate prices are falling. The appraisals from 2004 to 2009 show the house had a HIGHEST appraised value of $89,300.00 at the end of the boom in 2007. Currently it is $71,089 and in 2004 it was $57,100.

Yes, tax appraisers use Google Earth and Satellite to see improvements. But, most importantly, is those appraisals at the most being $89,000 in the crazy booming prices does NOT consider that the deck, spa, pool, cabin are all out of code, nor interior structural problems, nor electrical problems nor the horrific mold problem.

Despite this, HUTCHCROFT/Baywater Holding wants you to pay nearly 400% MORE than it's current appraised value - with that appraisal assuming NONE of those problems (that can cost you an immediately tens of thousands of dollars more) even exist. Instead, she shows you pretty (and mostly outdated) photos, inaccurately describes the property, deletes that insurance just on the cabin was $4,600 a year and threatening to cancel with the deck, spa, pool and cabin not enclosed, plus hides the horrific and health destroying (or deadly) mold and covers up all ordinance, code, and other violations that MUST be taken care of or face fines, ordered demolition - or both. Pluse she wants over 8% interest - and to put it all in an unrecorded contract with no title policy or insurance.

She is relying on you being exactly who P.T. Barnum told of "a sucker born every minute." To make this property safe and legal in all ways could end up costing you as much as half a million dollars adding the $275,000 she wants - for a property NEVER appraised for even 1/3rd that much at the height of the real estate boom. I see it almost like buying a car that has been totaled for 400% more than blue book value for the same care in perfect condition and with a loan on it exceeding the value of the car too.

Here is a copy of the appraisals of the property: CLICK HERE and the electrical inspection (failure) CLICK HERE

In my lay opinion, the little log cabin in it's current condition is worth significantly less than the bank mortgage against it - particularly adding the horrific problems. Don't think you can just move in. The massive mold problem WILL get you!(Hutchcroft has allowed a house to be foreclosed in the past. If that happened for this little cabin, you would be subject to that foreclosure.)

LIENS:

There are liens on the property. Most or all would have to be paid before you could ever have a clear title to the property. There is a bank Mortgage (Regions Bank) on Lot 5 - the lot with the house. There is a judgment against Birgit Hutchcroft by Regions Bank stemming from Lot 4 - the Lot with most of the deck, the homemade spa, homemade pool and littl building - in the amount of $35,000.oo (Regions Bank vs. Hutchcroft) and the former occupants are claiming liens upon the property for deposits and repairs. The history of Birgit Hutchcroft and Baywater Holding LLC can be found by searching the CITRUS COUNTY CLERK'S OFFICE of Florida under records search (both "OFFICIAL RECORDS" and "COURT RECORDS." The property, house, Hutchcroft and Baywater Holding LLC all are currently in major litigation in Citrus County (Ovards v. Hutchcroft/Baywater.)

Hutchcroft moves property around by "quit claim deeds" between herself and her "company(s)." She does not inform you as a buyer on a contract with you that she has quit claim changed ownership of the property you have under contract.

While Hutchcroft likes to portray herself as a real estate high roller, she has a court judgment against her ($35,000), unpaid property taxes, mortgage on this property, just took out a mortgage on the house she lives in, avoided service by on another lawsuit (by Capital One), and various liens on her properties. She talks a very good game. Don't take her at face value for anything she says. Remember, it is her position that it is just ordinary real estate business to lie about property and contracts.

IN ADDITION TO THE ISSUES ABOVE that are not being disclosed by Birgit Hutchcroft / Baywater Holding LLC, there are warnings you should heed VERY carefully.

I HIGHLY (HIGHLY!) advise NOT to enter into any "owner financing," "lease to own" or contract for "Quit Claim Deed" with Baywater Holding LLC or Birgit Hutchcroft for many reasons. I cannot understate this. She will NOT honor that contract if you later attempt to purchase it at the contract price.

Quit Claim deeds have VERY little value and NO protection.

Under a quit claim deed you get whatever you get - which could be nothing or even less than zero. Not only is it subject to any liens, but also to any other claims and even any other quit claim deeds that secretly may be out there. If you agree to terms upon a quit claim deed, you are agreeing to accept whatever you get - even if nothing. The court here shows little interest in upholding contracts of deed and lease-purchase contracts. For example, there is a listing on Trulia claiming the house sold less than a year ago for less than $30,000.

If, after reading and knowing all this, you are still interested, I HIGHLY (highly!) advise you do not entertain purchase of the property unless:

1. Do not enter into any contract for this property unless there is a title policy that is issued by a legitimate title company. If you do not, you may have nothing but debts. If a title company won't write a title policy on a house or real estate - PARTICULARLY IN FLORIDA - don't even THINK about buying it. There are reasons they won't issue the policy.

2. Only use conventional financing (not owner financing with Hutchcroft or Baywater Holding LLC.) With the previous occupants (victims), Hutchcroft/Baywater refused to honor the contract for own financing, instead demanding over $100,000 more. Do NOT enter into ANY financing agreement with Hutchcroft, Baywater Holding LLC or any of her other many front companies. You also do not know if she is paying her mortgage and any liens on the property with your payments.

3. That Citrus County Code Enforcement inform you that the property is in compliance FIRST. Do not take Hutchcroft's word if she tells you that she is getting permits or has made some backroom deal with County authorities.

4. That you are shown a professional mold testing (costs just over $1000) to show the property free of mold OR that the Citrus County Health Department CERTIFY the property to be mold-free BEFORE you enter into any contract. If not, you could find you're in the hospital while the County has condemned the property. Mold clean up - if even possible - can run into the thousands and tens of thousands of dollars. It is not safe to live there until done and the County may ban residency until done.

5. Make certain that you do NOT use any contract drawn up by Hutchcroft or her attorney. ONLY use a contract drawn up by a title company or attorney that YOU select. This is critical. Do NOT agree to any terms that state you waive a jury trial and have the actual legal description of the property professionally surveyed FIRST. She believes she can just swap out the legal description page after you enter into the contract reducing the property by 80% and cutting off the spa, pool, deck and cabin - and then tries to sell that for $100,000+ more.

Understand it is her view that she can tell any lie in her eBay and online advertisements. She does lie - hugely - in advertising property. Again, the most notable example is claiming there is over 1,800 square feet when there is less than 1,000. (The seller is not an American and has stated Americans are stupid and gullible - easy victims.

6. Never take Birgit Hutchcroft's word at anything nor consider anything in writing from her to be of much value. Certainly never advance her any funds and definitely never give her a check (it is a door to you bank account). Only use cashier's checks. Her view is that she can say and advertise anything however false because houses are buyer-beware and sellers are allowed to lie. For example, she is well aware it isn't an 1,800 square foot 3 bedroom house. It has less than 1,000 square feet. (She claims she can count the open deck, outside pool, outside spa and small shed as part of the square footage.)

Language in a contact that she will make certain repairs, take care of code violations etc, etc, are worthless. Instead, contact deducting the cost of the repairs from your down payment or payments. She did not comply with such terms in the contract with the previous party. For example, the contract required her to repair/replace the spa pump. She refused to ever do so. She uses unskilled people in inferior work without permits and out of code for what little she might do.

7. This is a very remote location and we were burglarized. The property has frequently been burglarized. You should allow about $4,000 to install a professional video camera system, an upgraded alarm system to what is already there, and install a heavy steel safe or lock box for your valuables. Also, get a gun and learn how to use it. Ideally you will have 24/7 security at the hour when you are not there.

8. Change the key immediately upon move-in. Do NOT give Hutchcroft a key.

10. Do not hire anyone Hutchcroft recommends or knows for any work in the property. Don't be surprised if your property and personal papers are stolen if you do.

11. You must NOT do any work or repairs on the property during the entire time you are there unless the property is 100% deeded in your name free and clear. Even if requested or urged by Hutchcroft, she will subsequently declare any work done or even any plant planted violated the contract and then demand massive sums more of money from you.

Do not assume the property is insured nor just take her word for it. Also beware of a contract requiring YOU to insure the property. It is not insurable (deck, spa, pool, little building) and Hutchcroft may then use it to try to shake more money from you, claiming the lack of insurability is a breach of contract by you.

12. Be prepared for Birgit Hutchcroft to frequently appear at your door begging for money, trying to sell you things, and raging if you will not give her more money.

13. Hire a local attorney in advance upon arrival and have that attorney read the contract BEFORE you sign it or give Hutchcroft or one of her "companies" a dollar. You need to have an attorney ready for down the road dealing with her. There is little enforcement of contracts, civil law or criminal laws around here in relation to real estate. This is one of the proverbial "Florida swamp land" sales areas. It is, in many ways, old school "lawless land." Crimes out there aren't treated very seriously - ranging from burglaries to rape and discovered dead bodies. It's a rough neck of the woods.

14. Compare real estate values, particularly to canal and bay waterfront property. The canal and water front property is the prime real estate worth 5 to 10 times more in land value than non-water front property. Property values are crashing and strange around here currently. Unemployment in real terms is going over 20%, bringing along with it all the problems such brings (crime, drugs, crashing property values, con-artists, beggars, street people etc. There are homeless people literally living in the woodland swamp around this isolated little log cabin.

15. Pay a local realtor a small fee to inspect and explore the title and deed records, and with County code enforcement and health department for you before you spend a dollar towards any contact on the property. Have a professional inspection done too - all BEFORE you sign anything. It would be money WELL spent. But, again, you MUST have a title company willing to issue a title policy or you could end up with nothing but debts you didn't create.

16. Don't assume the appliances shown in photos will be the same ones in the house if you buy it when you arrive.

17. Explore Citrus County records on Birgit Hutchcroft, Baywater Holding LLC and her other "companies." You may find it challenging and interesting reading that could be highly informative.

18. Do not enter into any contract of any kind with Hutchcroft unless it is recorded with the Citrus County Clerk, regardless of the type of contract. Do not assume she would not try to swap out pages to change terms or property descriptions.

19. One last time, have a TITLE COMPANY research the properties - be certain the legal description of the property matches the search. Also check with Citrus County Code Enforcement and the Citrus County Health Department first about the property. Have it surveyed upon the legal description that is to be RECORDED with the Citrus County Clerk. Do not buy or move in until all building, health and safety codes are in compliance and the air tested as safe of mold by a professional testing company. Never rely on Hutchcroft's promises, even if in writing or in contract.

Remember, this is FLORIDA. It is the state of real estate fraud. This is still VERY real and VERY REAL particularly around Citrus County. You really should NEVER buy real estate in Florida unless it is at least through a licensed real estate broker. There are more scams and con-jobs going on in real estate here in "owner seller" deals than I could name. You can literally find you lose everything you have very quickly and maybe can't even get away from more loses too. IF you are looking to buy a house, ONLY go through a legitimate realtor (such as ERA) and through a legitimate title company.

UPDATE (July 24, 2010):

Birgit Hutchcroft on RipOff Report has now admitted that she must stay at the Log Cabin "every night" to "protect it." This confirms the dangers of the property mentioned above. It has been burglarized many times. Vehicles there have been vandalized and stolen from. Windows broken out to steal anything in the vehicle. The cabin suffered a major fire in the past. This is not a house you can feel safe in yourself or for your possessions.

The previous residents spent over $5000 on security systems and cameras and over $1000 on flood lights (those have been removed as Hutchcroft claimed they violated the contact - as in trying to force them out, keep the over $100,000 they put into the property and then sell it again over and over to victims in online sales taking their money too. She calculates that after she gets your money when you learn it impossible to live there she'll just get money from the next victim selling it again).

Despite those security systems, there still were burglaries of the log cabin, vehicle break-ins and vehicle vandalism. Hutchcroft admits herself on RipOff Report that the property and cabin must be protected by being there every day - and particularly at night.

There are street people (bums) who live in the woods (designated by the State of Florida as a "woodland swamp") around the cabin and it is (as Hutchcroft also notes) a remote location for which the only neighbor is there only a couple weeks out of the year. If you shouted out for help you would be shouting out into a woodland swamp. There is no help to come. If someone is not there to protect the property it is in danger. If someone is there, that person is in danger, but behind locked doors (with big windows). Nor would she allow you to have a guard dog to at least warn you a criminal is casing out, watching or on the property. You and the house are a sitting duck.

In addition to the extreme problems with the log cabin in terms of a price vastly beyond it's appraised value even if in perfect condition - which it is not, all the code and building violations - that she wants the next buyer/victim to pay themselves, the mold contamination, mosquitos, structural damage and the rest - she wants YOU to move in so that YOU can be the person who protects her property.

Is that why you want to buy a house? So you can stay there every day and night to protect the property and yourselves from criminals and burglars? While other people are out on the water or hitting the night spots or doing a weekend in Orlando, you're having to stay home to guard HER house and YOUR property (and your life.) In her own words, this is a necessity given the history, location and who is around the property.

This also may be another of many reasons she cannot sell it locally and hopes for find someone to buy it sight unseen off of eBay or the Internet.

SHOULD YOU STILL BUY THE LITTLE LOG CABIN?

("There's a sucker born every minute" P.T. Barnum)

It could be said only if you are a fool or mentally incompetent would even consider this property at any price - even free. But actually there is no absolute answer to that. I read where a person found a decades old totally decrepit wooden boat rotting so long that a large tree was growing thru it. After spending hundreds of thousands of dollars and years of his own labor, he ended up with a beautiful 38 foot wooden sailing boat - a hobby thing. Of course for a fraction as much of that much he could have just bought a gorgeous vintage wooden sailing yacht to start with. I see the house that way.

For the final actual costs you likely would spend (and allowing nothing for your time nor all the problems dealing with Hutchcroft) needed on the small log cabin surrounded by a mosquito and tick woodland swamp, burglars and criminals, and all the other problems of illegal construction, mold etc, you could instead buy a beautiful 2500 to 3,000ish square foot exquisite waterfront house complete with a swimming pool and private dock dock on prime waterfront property and an excellent Crystal River neighborhood - and still have money left over - that being desirable property that will hold it's value and ultimately appreciate - houses that sold for a quarter million dollars just 2 or 3 years ago. I do not see a final total buy and rehab/correct expenses of over $500,000 to make a small log cabin and the land around it right as unrealistic at all. Nothing can make it safe property other than maybe hiring armed 24/7 security guards.

So who would be interested is some guy who sees himself as very skilled at working on property. Maybe was or is an electrician, did remodel work or some other area of construction. That person can become so fixated on how they could fix up a place to be blinded that he is paying hundreds of thousands of dollars more in the radical price and double the rate interest than if he didn't have to fix anything at all - and then just fantasizing past all the other problems too.

And then there is the double the going interest rate of 8+%, with Hutchcroft claiming somehow it to your advantage to not having a "pesky" title policy and "pesky" recorded mortgage deed to protect you. That extra interest alone adds a final hundreds of thousands of dollars to the total price.

Then you have to trust her. What are you going to do when she won't honor the purchase contract? Walk away from all the money you have it in or agree to give her tens of thousands of dollars more - again hoping she would honor a "quit claim deed contract" - after not honoring the contract you already have. Remember, she makes the most money by selling it over and over again.

I HIGHLY suggest you trust nothing she says even if writing or even if in contract. There are already unpaid court judgments against her in Florida and elsewhere and another is trying to get her served to sue her (avoiding service) and she has had a house that was foreclosed in the past. If foreclosed you lose unless you can pay the mortgage on this property 100% and quickly or you lose everything. I suspect you would anyway.

Given crashing property prices around here now, you can buy fantastic and pristine waterfront homes 3 times the size and on crystal clear spring fed water leading to the Bay and the Gulf for less money. I also suspect you could have the log cabin built as new, therefore flawless and much larger on a lot of your choice for far (FAR) less money. Nor would you have the Hutchcroft conflicts, location dangers and other risks.

But a very few people just have some compulsion to buy rundown and broken stuff to fix it up, even if it cost greatly more money, time and frustration doing it that way rather than just buying a good or new one. At least you now know exactly what you'd be buying into. Bring along HEPA rated breathing masks to live and sleep in to block the mold spores if you decide to move in there.

Finally, you should know that she previously sold this house off of eBay (late 2008) to a couple who had not seen it, relying only on photos and what she told them. She then too offered it as a log cabin with pool, spa and shed. However, a year later she claimed an altered contract was the real contract and that they had not purchased the whole property, but rather only the front lot with the cabin. The property line runs through the deck and the majority of the deck, spa, pool and shed are not the back lot. She demanded over $100,000 more to include the whole property. She also wanted them to pay for the architect, legal fees, permit fees, professionals, materials and labor to make the property legal from her illegal construction. It would appear she is attempting new frauds again through eBay.

The Code Compliance Department of Citrus County has notified her repeatedly in writing that selling the property without advising the buyer of the code and ordinance violations is "presumed to be fraud." However, for over half a year she has refused to comply with their demands (formal hearing is set on this) and appears to hope to find another victim via eBay. She certainly could not sell it locally. Locals would know the property, regardless of condition, isn't worth half the price even if perfect. There is a mass of houses and properties for sale here. Values have crashed, unemployment going through the ceiling, people moving out, and crime near out of control.

This issues of the property are in litigation. It would seem reasonable to not buy property involved in litigation issues until that ligitigation is concluded.

She is hoping to find someone to prove P.T. Barnum right. "There is a sucker born every minute." Don't be one. Remember, this Florida, well known historically for selling "swamp land" to unsuspecting people who don't see it first. The cabin is literally in a "woodland swamp" and the sale definitely a "fraud."

IF YOU DO BUY IT?

1. Expect her to come to you with money crisis - such as she can't pay insurance, needs you to pay for code compliance, has something she wants to sell you, can't pay her taxes, and other reasons to get money from you. If you give her money it's gone. It doesn't matter if you sign something that she owes it to you etc. You won't see it again.

2. Confirm that the property has insurance. Every month. With us we put up $4,600 because she said she couldn't pay it at the time. She never repaid it. She also then canceled the policy and got the money.

3. Any work you do on the property, even if she begs you to or has some crisis why it cannot be done, she'll later claim it violated the lease because you didn't have permission in writing. She will not repay you for anything you spend regardless. Instead, she'll claim you now owe her tens of thousands more or she will evict you.

4. Record your copy of any contract with the County Clerk. Keep your original safely locked away.

5. Have the legal description of the property (survey specifications) surveyed. Currently the house is on Lot 5. There will be a "5" on the description. The deck, spa, pool and cabin are on Lot "4." She has stated that the description on eBay is irrelevant so she can declare that you didn't enter into a contract for the deck, spa, pool and cabin - wanting another $100,000 or more from you.

6. If she tries to sell you jewelry, pass it up.

7. Install security cameras and alarms.

8. Change locks immediately.

9. Do NOT allow James Geldreich into the house or to work on the property. He seems likeable. It is a trick. She will claim any work he does violates the contract. Anything he removes from the property she will claim that you stole it. They are a team, despite his bitter complaining about her. It's an act they do together.

10. If you do work on the property yourself without a permit it will be reported (by us if no one else). The fine is $5,000. Code Compliance will confirm the level of fine if caught in the act.

11. The toxic mold can not be removed by fumigating. If you are not severely allergic to it the effects will be slow. You will increasingly walk up coughing, may start having eye problems, infects and become sick easier. It is destroying your health. It would be immoral on your part to allow small children or people on prescription medications in the house for more than a few minutes. There is a mass of black mold under and throughout the bathroom side of the house. There is another toxic mold within the house. The spores will be throughout the house in the a/c ducting.

12. Now that you have given her money, her goal is to get more. She will attempt to use the problems she created against you.

13. Do not give her any post dated checks. She will cash them. Banks will cash post dated checks. She did that to us.

14. She may attempt to get you to replace a check with a cashier's check - then will cash the check if she can still get her hands on it. Do not leave any checks in the house unless you have a lock box. It is HIGHLY suggested youput in a large gun safe or lock box to protect any valuables that you have, including from her and James Geldreich.

15. Don't walk barefoot. There are round worms in the ground (and lots of other bad stuff.)

16. It is her view that anything you put in the house is instantly hers. You are not buyers. You are tenants. Also, if you read the eBay listing she explains that over the next 5 years she will decide whether or not she wants to sell it to you or not. Regardless, she will completely disregard the contract price. She did with us. She wanted over $100,000 more and more on top of that. She absolutely refused to sell it for the contract price. Instead, she made threats of all kinds.

17. Probably she snuck into the contract language that you wave a jury trial if a dispute. She tried that with us - but we didn't fall for it. If you did? Big mistake!

18. Do not allow any personal or ID inform about you to be put in the trash. They're "dumpster divers" and they will use and circulate any information they can find out about you.

19. She is going to be friendly at first, try to show you around, feeling you out for more money. You will soon notice she talks incessantly about herself and will cut you off. You are a nobody, a tenant, some stupid person she duped.

She prefers to deal with men because women see through her quickly. She'll try to do end runs around any woman involved. There are many acts she tries from "poor little me" to panic stuff to money schemes. Ultimately if you are not good for more money she can resort to threats, raging and spreading false gossip about you. After all, if she can run you off she can just sell it still again in her view.

Local officials are generally supportive or - or indifferent to - real estate frauds, but say otherwise. To them you are just a "tenant" (tenants basically have no legal rights in Citrus County.). This place works on insider dealings and you're an outsider. Besides, you didn't deal with a local realtor, a bank, local lawyer, no appraisal, no inspection, nor title policy or a title company. Instead you dealt with the shady fringe. So why worry about you? You tried to do an end run around legitimate real estate anyway.

In short, welcome to the trap. They aren't done reaching into your pocket. Hopefully you have enough money to buy your way out of it and to fight through it too.

You decided to gamble. There is a rule about gambling. Don't gamble more than you can afford to lose. Basically, you've gambled a few tens of thousands of dollars on a foreign national with unpaid judgments already and still more lawsuits against her.

Hopefully you have the income and money if this turns into a total lose - or have the money to fight it out for years in court through a less than sympathetic court of "tenants."

But like anyone who goes to Las Vegas, you should decide how much good money after bad you want to lose in advance. It likely will come to that. How many people lose everything and into debt gambling they can recover all the already lost in Las Vegas? Dealing with Hutchcroft was like that.

PRESUMED FRAUD:

Unless you were informed of the code violations, according to Citrus County Development services the sale to you is "presumed a fraud." Hutchcroft will claim she has not sold it you because you are "only tenants." Language for any option to buy is likely worthless, she won't honor it. Then what are you going to do? Sue her? Get in line.

But, if you keep paying, you might just find that out in 3 years after you've given her around $100,000 plus whatever else you spend on HER property as HER "tenants." Locals will be polite, but will figure you a fool for buying from her for buying online without doing your research.

(Oh, in 2008 she advertised the property as 1 full acre, $1875 per month and $650 a month of that credited - not that it matters...)

You should have done your homework first. These warnings and the documents were all over the Internet. We didn't have that resource. If you bought online you should also have searched online. This information was not available for us. It was for you. But hopefully somehow this information helps you not to lose too much more. Good luck! Figure any money you gave her is gone. Any more you give her also is gone.

UPDATE as of July 2010:

Hutchcroft did obtain a reconfiguration of the lot lines in July. Permits have been applied for, with no work done now 7 months after notice. It is her obligation (Baywater Holding LLC) to make all the construction and code changes and construction additions - not someone who enters into a contract for the property.

In 2010, the property was offered on eBay as 1+ acres. Hutchcroft later claimed this was a clever trick on her part and she really was only selling 2/10ths of an acre.

In 2010 on eBay the property has been offered as 0.5 acres. However, after doing this she deliberately had lines drawn to shave about 2,000 square feet off of this so it isn't 1/2 acre. Again in her view it is her legal right to falsely advertise property. The new line is approximately 6 feet past the structure, meaning another house can be built 12 feet away - so much for the sense of privacy in a woods in the future.

With the reconfiguration she opted for another deception in her eBay ad. The ad refers to a large parking area that can be used. However, that is on the back lot that is NOT included in the sale. She also put up on the video photos of Atlantic ocean beach front. Crystal River is located on the West side of Florida, not the Altantic. The beach she shows is 3 hours away driving across the entire state.

A person would absolutely want to contact the insurance company to make sure they are insuring the NEWLY configured lot and are aware of the configuration. If not, they possibly could declare any future claim is based upon a contract fraud with the insurance company. Also make certain the insurance policy lists you as a "tenant," not an "owner." Otherwise that also could open the prospect of a refusal to pay based upon a fraudulent policy statement.

The taxes on the property likely will increase now that a deck, pool, spa and the small cabin are added, plus there is a $275,000 contract on the property.

The back lot, this time not included, is just over 1/2 acre that she carved off for herself. Seeing what other lots around here sell for (basically no one is building anything) is certainly worth well under $10,000 and very possibly under $5,000. This update primarily is to state that she had the lot reconfigured. The lot with the house is now 0.44 acres. If you wish us to email the official plat of the reconfigured lot, just drop an email asking for it.

CONTACT US PROPERTY APPRAISALS NOTE ON ELECTRIC OUT OF CODE

Code Enforcement notices - Fraud to sell it Size of cabin

MOLD CONTAMINATION REPORT If mold report will not open, try this link