Another $33,000. Another asset. Another set of work orders sitting unpaid since April 2026. That is the message that landed in Foreclosurepedia’s inbox this morning, and it is the same message we have been publishing about 24 Asset Management and Eduardo “Fast Eddie” San Roman for years. The only thing that has changed is the name of the HUD official standing next to Craig Karnes running cover. Here is the email we received today on our tip line. Reach out at tips @ foreclosurepedia.org to report HUD fraud and non-payment issues like that below.
The Numbers Don’t Lie, Even When HUD Pretends Not To See Them
This is not a one-off invoice dispute. This is a single asset, work orders dating to April 2026, and $33,000 sitting on 24 Asset Management’s books while Labor eats the float. Add it to the running total Foreclosurepedia has documented: the $21,000 owed out of Delaware and Maryland. The $30,000 plus documented in “Fast Eddie’s Float.” The nearly one million dollars that vanished when Assero Services wound down without ever filing bankruptcy. Every one of these figures traces back to the same signature, the same Miami address, and the same playbook: bill the government, bank the payment, and stall Labor until they either sue or walk away.
Assero to 24AM: The Same Fraud, Refiled Under A New Letterhead
Foreclosurepedia has published this history because HUD refuses to. Assero Services — a subsidiary in all but name of 24 Asset Management — collapsed owing Labor close to a million dollars. It never filed bankruptcy. It simply stopped answering the phone, and Eduardo San Roman resurfaced at the same address under 24 Asset Management. Foreclosurepedia obtained and published bounced checks bearing San Roman’s own signature, along with evidence that monies never paid to victims were recorded as paid on IRS Form 1099 filings sent to the very people who never received a dime. That is not a cash flow problem. That is document fraud layered on top of wage theft.
Craig Karnes Built The Shield. Now Sharon Washington Is Holding It Up
For years, the predication for keeping 24 Asset Management on HUD’s Management and Marketing Field Service Manager 3.12 award traced back to Craig Karnes, HUD’s then-Acting Deputy Chief Procurement Officer. Karnes has since moved on from that Acting role, and that matters: the shield he built did not end when he did. His position, stated for the record, was that San Roman may have legally controlled Assero without personally directing its finances — a claim that did not survive the moment Foreclosurepedia published checks bearing his own signature. That theory was debunked in print. It has never been formally withdrawn by HUD.
Now Sharon Washington appears to be running the same play under a different name on the different door. Foreclosurepedia is asking, on the record, what role Sharon Washington has had in continuing to shield 24 Asset Management’s HUD FSM 3.12 award despite a documented, years-long pattern of non-payment, bounced checks, and fraudulent 1099 filings. If Karnes built the file and Washington inherited it and kept signing off anyway, that is not one official’s blind spot passed down by accident. That is institutional cover, renewed on schedule, and Labor deserves to know who is providing it now and why.
This is not the first geography where the pattern has surfaced. In January 2024, Foreclosurepedia documented $21,000 owed to Labor for preservation work performed across Delaware and Maryland under San Roman and Lee Mertins, with liens in preparation and a victim who stated intent to travel to Florida to confront San Roman directly. That case ran on the same fact pattern as this week’s $33,000: work performed, invoiced, and left to age while San Roman kept the float. Foreclosurepedia is asking the source behind this week’s report whether the new $33,000 traces to that same Delaware/Maryland corridor or represents 24 Asset Management’s non-payment pattern spreading into new territory. And let us not forget just a week ago, a Field Service Technician who has covered HUD’s Management and Marketing (M&M) Field Service Manager (FSM) territory for 24 Asset Management for nearly two years says the company now owes them over $38,000. More than $15,000 of that is past due. Over $10,000 has aged past 90 days. The Technician expects the past-due balance to grow by a minimum of $2,000 a week. Fast Eddie San Roman and his son Zach are well aware of it and continue to refuse payment — as always.
What The BBB File Shows — And Why It Matters That There Are Two Files
24 Asset Management Corp operates under at least two separate Better Business Bureau listings, and the discrepancy between them is itself a story. The Miami, Florida listing carries three complaints in the last three years — two for service and repair failures, including a yard left uncut for over a year and a customer’s shed emptied and locked without authorization on a neighboring property, and one billing dispute. Every single one of those three complaints is marked “Unanswered.” 24 Asset Management did not respond to any of them.
Compare that to the San Diego, California listing, filed under the same officers — Eduardo San Roman as President, Greg Seale as CEO, Sara DeYoung as Director — which carries an A+ rating and no visible complaint history. That listing also discloses an alternate operating name, 24 Financial Services LLC, and a second web property, 24Companies.com. A company running the same leadership team under multiple names and multiple BBB files, with unanswered complaints buried in one jurisdiction and a clean rating sitting untouched in another, is not an accident of corporate structure. It is a company that knows exactly which file regulators, servicers, and HUD contracting officers are likely to check.
BBB’s own boilerplate on the San Diego listing states plainly that this business “is in an industry that may require professional licensing, bonding or registration” and encourages the public to verify compliance with the appropriate agency. Foreclosurepedia is doing exactly that, and HUD should be doing the same before the next award cycle.
The False Claims Act Angle HUD Has Never Been Forced To Answer
Here is the question nobody at HUD wants asked out loud: every one of these work orders was invoiced to a federal agency for payment. 24 Asset Management collected federal money tied to preservation work performed on FHA-insured, HUD-conveyed properties. Labor did the work. HUD paid 24 Asset Management. Labor was never paid. And Foreclosurepedia has already published evidence that money owed to Labor was recorded as paid on IRS Form 1099 filings that did not match what Labor actually received.
That fact pattern sits squarely inside federal False Claims Act territory, and it is not a novel theory — it is baked directly into the FAR. FAR 52.232-27(h) requires the prime contractor to certify to the contracting officer that a subcontractor is entitled to payment before the prime can even request that amount from the government. FAR 52.242-5 goes further: it requires the prime to notify the contracting officer, in writing, within fourteen days any time a payment to a subcontractor is reduced or becomes more than ninety days past due. Neither of those is optional paperwork. They are conditions of drawing federal money on a contract of this size.
That means one of two things is true about every one of these aging work orders. Either 24 Asset Management certified to HUD that Labor had been paid when Labor had not been paid — a direct false certification supporting payment on a federal claim — or 24 Asset Management never gave a damn. Courts applying the False Claims Act to exactly this kind of certification gap on federal contracts have imposed treble damages on top of per-claim civil penalties, with no credit given for work actually performed. A 1099 that reports income Labor never received is not a bookkeeping error inside that framework. It is the paper trail.
The False Claims Act also carries a qui tam provision, meaning a private party with direct knowledge — an FST, an Inspector, or anyone who performed unpaid preservation work under a 24 Asset Management task order — can file suit on the government’s behalf and share in any recovery, independent of whether HUD’s procurement office ever lifts a finger. Foreclosurepedia is not a law firm and this is not legal advice. It is a roadmap. Any FST or inspector sitting on unpaid invoices tied to a HUD FSM 3.12 work order should be talking to a qui tam attorney about whether their documentation, cross-referenced against 24 Asset Management’s FAR 52.242-5 notice history, supports exactly this claim.
HUD’s Silence Is Not Neutral. It Is A Choice
HUD has had every piece of documentation Foreclosurepedia is publishing here for years: bounced checks, aging invoice reports, IRS filings that do not match what Labor actually received, and a predecessor entity that collapsed owing nearly a million dollars without ever facing a bankruptcy court. The fix was in early and it was like a blinding light we cautioned everyone on. When HUD approved 24 Asset Management for tens of millions of dollars in awards, someone had to be bribed to turn the bind eye to the fraud, waste, and abuse ongoing at Assero. HUD’s continued silence in the face of that record is not an oversight. It is a decision, renewed every time a new invoice ages past ninety days and nobody at HUD picks up the phone.
Going After The Bond: What HUD’s M&M FSM Awardees Are Actually On The Hook For
Here is where this stops being a story about a bad actor and starts being a roadmap for Labor. Federal service and construction-adjacent contracts above statutory thresholds require awardees to post performance and payment security — commonly a performance bond, and in many structures a companion payment bond, precisely because a contractor’s insolvency or bad faith should not fall entirely on the people who did the work. FAR Part 28 and the parallel HUD/GSAM provisions give contracting officers authority to require this security on building-service-type contracts once the value crosses the statutory line, and 24 Asset Management’s HUD M&M FSM 3.12 awards — worth over $51 million in first-year obligations alone — is well past any threshold where bonding should be standard practice.
Foreclosurepedia will be filing formal requests to determine three things, and we are publishing the questions so HUD cannot claim later that nobody asked: First, whether 24 Asset Management was required to post a performance bond, a payment bond, or both, as a condition of its M&M FSM 3.12 award. Second, who the surety of record is, if one exists. Third, whether unpaid FSTs and Inspectors — Labor who performed preservation work under 24 Asset Management’s task orders and were never paid — have any right to make a claim directly against that bond.
If a bond exists — and we have no doubt that it does as that is part and parcel of the M&M FSM — Labor may not have to wait on HUD’s procurement office to act at all. A payment bond exists specifically to protect the people who did the work when the contractor holding the federal award will not pay them. That is a claim process independent of HUD’s internal willingness to police its own awardees, and it is worth pursuing in parallel with — not instead of — every other remedy already available.
Liens Remain On The Table, Property By Property
Foreclosurepedia has already walked Labor through the mechanic’s lien and Notice of Intent to Lien process on specific properties tied to unpaid work orders, and that remedy has not gone away. Every unpaid work order on this new $33,000 is tied to an actual asset, and every one of those assets carries an owner, a listing agent, and a chain of title that a lien can attach to. Labor does not need to wait on Washington, D.C. to file paperwork in a county recorder’s office.
What Happens Next
Foreclosurepedia is not done with this story, and neither is Labor. We are filing HUD OIG complaints, FOIA requests targeting the M&M FSM 3.12 bonding documentation, and direct inquiries to both Craig Karnes and Sharon Washington’s office asking them to go on the record about their roles in this file. Every FST and Inspector still owed money by 24 Asset Management should be doing the same: file with HUD OIG in writing, document every unpaid work order, consult with counsel about the bond claim and the lien process on the specific properties involved, and have that same documentation reviewed for a potential False Claims Act qui tam filing.
Fast Eddie San Roman has run this playbook since Assero. He has run it because it works, and it works because HUD lets it. That ends when Labor stops treating non-payment as a cost of doing business and starts treating it as the federal contracting failure it actually is.
Foreclosurepedia exists because readers, workers, and advocates understand that protecting Labor in the mortgage field services industry requires independence, persistence, and resources. If you are owed money by 24 Asset Management, or if you have documentation of HUD’s handling of this award, contact Foreclosurepedia. We publish what HUD would rather stayed buried.
