17685 Wilt Rd — Sisters, OR
Aaron Krinsky's former primary residence, purchased by Robert. Economics are HTC — Robert confirmed all mortgage payments come from HTC funds after short personal float. Title is still Robert personal. Down payment funded from short-term loan proceeds + Underwood sale cash + personal cash on hand.
Purchase price
$1,300,000
Down payment
$325,000
Mortgage
$975,000
Aaron mortgage payoff
$738,446 (Mr. Cooper total)
Transaction details
| Property | 17685 Wilt Rd, Sisters, OR 97759 |
| Seller | Aaron M. Krinsky (personal residence) |
| Buyer | Robert A. Schneider (personal name — should be HTC) |
| Close date | December 29, 2025 (recorded same day) |
| Purchase price | $1,300,000 (per ALTA Settlement Statement, 12/24/2025) |
| Down payment | $325,000 ($1,300,000 − $975,000 mortgage) |
| Mortgage | $975,000 — Vision Mortgage → Alameda → FNBA (serviced) |
| Aaron existing payoff | $738,445.80 — Mr. Cooper total payoff (principal $717,582.27 + escrow advances $11,408.07 + interest to 1/7/26 $9,033.27 + fees $422.19) |
| Aaron net proceeds | $557,161.91 (per ALTA — due to seller) |
| Hani Abisaid payoff at close | $19,450 (not on this ALTA — may have been separate disbursement) |
| Escrow | First American Title · File #7061-4286557 |
| Broker | Chandra Bath, NineBark Real Estate |
| Loan officers | Sam Jurgenson + Savannah Stranahan, Vision Mortgage |
| ACH refund | Closing cost difference refunded to Robert same day (12/29/25) |
| ALTA settlement date | December 24, 2025 (signing/settlement; recorded Dec 29) |
ALTA Settlement Statement — Seller
Final closing numbers confirmed. ALTA Settlement Statement (Seller) received from First American Title, File #7061-4286557, dated 12/24/2025. Estimated statement — signed by Aaron Krinsky (seller) and Christina Kelly (escrow officer).
| Item | Debit | Credit |
|---|---|---|
| Sale Price | $1,300,000.00 | |
| County Taxes proration (12/24/25–07/01/26 @ $5,737.08/yr) | $2,970.71 | |
| Title & Escrow Charges | ||
| ALTA Owner's Policy — First American | $1,913.00 | |
| Escrow/Closing Fee — First American | $2,100.00 | |
| Signing Fee — First American | $150.00 | |
| Tracking/Maintenance Fee — First American | $200.00 | |
| Broker Compensation | ||
| NineBark Real Estate | $3,000.00 | |
| Payoff — Mr. Cooper | ||
| Principal Balance | $717,582.27 | |
| Escrow Advances | $11,408.07 | |
| Interest to 01/07/2026 @ $135.16/day | $9,033.27 | |
| Late Fees | $240.19 | |
| County Recording Fee | $107.00 | |
| Reconveyance Preparation Fee | $25.00 | |
| Expedited Delivery Fee | $25.00 | |
| Other Fees | $25.00 | |
| Subtotals | $745,808.80 | $1,302,970.71 |
| Due to Seller (Aaron) | $557,161.91 | |
| Balanced Total | $1,302,970.71 | $1,302,970.71 |
Down payment funding reconciliation
Key finding: The $325,000 down payment was NOT wired from the HTC Selco account. Selco statements (May–Dec 2025) show no wire to First American Title. The down payment came from Robert's personal accounts, funded by a mix of Underwood sale proceeds, short-term loan proceeds, and cash on hand. (Note: down payment total corrected to $325,000 per final ALTA purchase price of $1,300,000; source breakdown below approximates to the prior $366,796 figure — precise source allocation for the $325,000 not yet re-reconciled line-by-line.)
| Source | Approx. amount | How it got to Robert |
|---|---|---|
| Underwood sale proceeds (Feb 2025) | $209,093 | 455 + 475 net → Robert's Chase personal |
| Short-term loan recycling (Derek, Hani, Mark, Ivan) | ~$750,000 raised mid-2025 | Through Selco → deployed to PDT/Alder → repaid → some flowed back to Robert personal via Aaron |
| Aaron redeposit (12/30/25) | $237,000 | Aaron deposited to Robert's Chase personal (next day after close) |
| Robert personal cash on hand | Balance | Direct from Chase |
Interest paid on short-term loans (recycled into Wilt funding)
| Lender | Principal | Interest paid | Status (Sep 2026) |
|---|---|---|---|
| Derek Ostensen | $200,000 | $0 recorded | Paid back (Robert 9/7). Release missing. |
| Hani Abisaid | $200,000 | ~$19,450 at Wilt close + $20K est. outstanding | $80K principal 10/17/25; interest still flagged |
| Mark / Intrepid Holdings | $150,000 | $33,000 | Paid off + interest 12/30/25 |
| Ivan / Athena AG | $200,000 | ~$20K est. outstanding | $200K principal repaid; interest flagged |
| Total bridge | $750,000 | ~$72,450 + ~$40K est. | — |
Bluevine LOC ($40,175 drawn 6/26/25 via New Leaf Marketing) was separate — repaid weekly through Dec 2025 at ~$5,341 net interest cost. Not directly part of Wilt funding but part of the overall capital recycling.
Title problem — still open
Robert confirmed 9/7/26: All mortgage payments are HTC funds (first few personal, then Selco with reimbursement). This supports HTC as beneficial owner. But title is still Robert personal and FNBA 1098 is issued to Robert's SSN.
| Item | Current | Target | Risk |
|---|---|---|---|
| Title | Robert A. Schneider | HTC LLC (via land trust) | Personal liability exposure |
| Mortgage payee | Robert personal SSN | Keep — land trust preserves | Due-on-sale if direct deed |
| Tax depreciation | Robert Schedule E | HTC 1065 | Wrong entity |
| Insurance | Homeowner's | LLC landlord policy | Wrong coverage |
Recommended: Land trust with HTC as beneficiary — preserves existing mortgage, achieves beneficial ownership, avoids due-on-sale trigger ($975K acceleration risk).
SPV1 connection
Aaron's net proceeds per ALTA were $557,162. These proceeds were used primarily to repay short-term bridge debt (Derek Ostensen, Hani Abisaid, Mark/Intrepid, Ivan/Athena) that HTC had borrowed mid-2025 to fund the PDT and 808 Alder investments. The $643K HTC Tranche 2 line in SPV1 Exhibit A represents HTC's 808 Alder equity contribution deployed in June 2025 — six months before Wilt closed. The Wilt sale proceeds and the SPV1 $643K are separate capital events with no direct flow between them.
Wilt Rd itself is a separate HTC asset, NOT part of SPV1. SPV1 holds only PDT shares + 808 Alder.
Timeline
| Jul 2, 2025 | Escrow opened at First American Title (#4286557) |
| Jul–Aug 2025 | Preliminary title report issued/reviewed |
| Aug–Nov 2025 | Underwriting (FNBA via Vision Mortgage) |
| Nov 13, 2025 | Athena AG 1099/distributions ($258,750 YTD) submitted to lender |
| Dec 2025 | Appraisal by Suntender Valuations |
| Dec 23, 2025 | Wire instructions sent; Robert confirms "wire sent" |
| Dec 24, 2025 | Signing at First American Title, Bend OR, 9AM |
| Dec 29, 2025 | Closed and recorded. ACH refund same day. |
| Dec 30, 2025 | Aaron deposits $237,000 to Robert's Chase personal |
Documents & open items
| Item | Status | Who |
|---|---|---|
| ALTA / Final Closing Statement (buyer) | Received — Seller ALTA dated 12/24/2025 | Drive |
| ALTA owner's title policy | In hand | Drive |
| FIRPTA statement | In hand | Drive |
| Recorded documents / SWD | In hand | Drive |
| Deal summary PDF | In HTC Finance / SPV1 report shortcuts | Drive |
| FNBA / Vision 1098 | Missing — need to confirm payee SSN vs EIN | Lender portal |
| Aaron exact payoff amount | ✅ Confirmed — $738,446 total to Mr. Cooper (per ALTA) | Aaron |
| Land trust structure | Not started | Corporate attorney |
| Insurance switch to LLC policy | Not started | Robert |
| Property use clarification | Rental? Personal? HTC HQ? Tax treatment depends on this. | Robert |
Updates
Sep 8, 2026 · Warren 🏦
Updated with final ALTA Settlement Statement numbers. Purchase price confirmed $1,300,000 (was est. $1,341,796). Aaron Mr. Cooper payoff $738,446 (was $700K placeholder). Aaron net proceeds $557,162 (was est. $641K). Down payment corrected to $325,000. Full ALTA line-item breakdown added. SPV1 contribution gap ($86K) flagged.
Sep 7, 2026 · Warren 🏦
Complete rewrite. Added down payment funding reconciliation — Selco statements confirm $366K did NOT come from Selco (came from Robert personal). Robert confirmed all mortgage payments are HTC funds. Aaron getting exact payoff number; $700K placeholder used. Full closing trail confirmed in personal Gmail. Short-term loan interest reconciled.
May 13, 2026 · Warren 🏦
Initial deal profile from Gmail sweep and SPV1 OA analysis.