Three forged quitclaim deeds, one seller already dead a year
Rosalyn M. Johnson, 40, and Diamond D. Washington, 39, both of Huber Heights, Ohio, ran a company called Love Has Homes LLC that filed forged quitclaim deeds on three Montgomery County properties — including one whose purported seller had died a year earlier — then sold or listed them well below market value. Johnson, who also acted as the notary on the forged documents, was sentenced to 3 to 4.5 years in prison in June 2025; Washington received 2 to 3 years.
- Year
- 2025
- Where
- United States
- Outcome
- Sentenced
- Reported loss
- $35,000
- Victims
- Not stated in the sources
- Schemes
- Home title fraud
- Last reviewed
- 2026-09-11
The facts, as recorded
- Rosalyn M. Johnson, 40, of Huber Heights, Ohio, pleaded to forgery of an elderly or disabled person's document (over $37,500), forgery (over $150,000), forgery (over $7,500), grand theft (over $7,500) and telecommunications fraud.
- Co-defendant Diamond D. Washington, 39, was sentenced on the same underlying conduct on 30 May 2025 to 2 to 3 years in prison.
- Johnson and Washington operated Love Has Homes, LLC, which filed quitclaim deeds bearing forged homeowner signatures for three Montgomery County properties; Johnson also served as the notary who certified the forged signatures.
- A Dayton property valued at an estimated $133,900 was sold for $35,000.
- A Centerville property valued at an estimated $312,000 was offered for sale at $200,000.
- A Huber Heights property valued at an estimated $135,000 was offered at $85,000 — its purported seller had actually died roughly a year before the deed was filed.
- The fraud came to the attention of investigators after the Montgomery County Recorder's Office was alerted; the county's Consumer Fraud Unit investigated.
- Johnson was sentenced in June 2025 to 3 to 4.5 years in prison.
- Montgomery County Prosecutor Mat Heck, Jr.: "These defendants stole homes through fake quit-claim deeds."
Why this case matters
A company name on a filing is not proof of anything. Love Has Homes, LLC existed to give a forged quitclaim deed the appearance of an ordinary business transaction rather than a theft — the same use of a shell entity documented elsewhere on this site, applied to real property instead of a bank account.
One seller had been dead for a year
The Huber Heights property is the starkest evidence of pure forgery in any case on this page: the person whose signature appeared on the deed had died roughly a year before the document was filed. There was no deception of a living owner to explain here — only a fabricated signature on a fabricated document.
Selling under value, on purpose
All three properties were sold or listed well below their estimated worth — the Dayton property at roughly a quarter of its value. Speed and a quick close matter more to this scheme than getting full market price, which is also why a legitimate buyer’s best defence is asking why a deal looks unusually good.
The caveat
Both defendants have been sentenced; this is a concluded criminal case for the conduct described here.
Sources
- Woman sentenced to prison for quit claim deed thefts. Yahoo News (syndicated local Dayton-area reporting). Accessed 2026-09-11. Supports: Johnson's and Washington's names, ages, location, the Love Has Homes LLC company, the charges and sentences, the notary detail, the three properties and their estimated/sale/offer values, the deceased purported seller, the Montgomery County Recorder's Office alert, and the Heck quote.