Public-records summary · prepared for myself

The AHC Holdings Matter — A Homeowner's Summary

It started when AHC's on-site man came onto my property and threatened my family. To act, I needed to know who he was — so I followed the public record. It led to the company that flipped the house I now own and owns the parcel next door. This is that record, from my perspective.

Why I started this — and what's at stake

This did not begin as a real-estate investigation. It began when the man who operates AHC's property next to mine came onto my land and threatened my household. I needed to know exactly who he was before taking legal action — and now I do.

The incident

Randy Pearman Sr. stepped onto my property — captured on my own audio-visual footage. He made sexually demeaning remarks about my spouse, loud enough that she heard them from inside the house. She was so frightened she was shaking when I reached her, and she continues to feel menaced. He tried to provoke me into a physical fight, made threats, and told me I "didn't know who I was dealing with." At the time, that was true. It is not anymore.

Who I'm dealing with

Why the background matters

The threats are not idle, and that is the point of knowing the record. Both Pearmans carry serious criminal histories:

He also saw the 2023 arrest coming and moved assets out of his own name. Three days before that felony-probation arrest, a durable power of attorney was executed naming his wife, Christy S. Pearman, as his attorney-in-fact (D854/45, Aug 7, 2023). Three weeks later, in a single one-minute recording sequence on Aug 28, the family home at 1129 5th Ave was deeded into the Christy Spring Pearman Trust for $1 (D854/49) and a second parcel was routed to his son, Randy Jr., for $21,000 (D854/51) — and then he was incarcerated until April 2024. The recorded record shows the timing, not the motive, and there is an innocent estate-planning reading; but shifting the house to a spouse-controlled trust for a dollar and a parcel to his son on the eve of incarceration is the opposite of arm's-length dealing — which is exactly the question hanging over his $40,000 "loan" to AHC.

This is the same Randy Pearman Sr. who runs through the record below as AHC's on-site representative and as the private lender on 820 Vine — the through-line connecting the man who threatened my family to the company operating next door.

This should be disqualifying. AHC is not a self-contained private operator — it routinely does business with the City of Dayton and with Campbell County: it buys at the county's Master Commissioner foreclosure sales (six times), it took 705 Vine directly from the City by quitclaim, and it received a City Council bid-assignment at 525 Tenth Avenue. An operation that sources its inventory from public bodies is fairly held to a higher standard about who runs it on the ground — and the man who does is Randy Pearman, who carries a documented felony and who posted bond for Matthew Carl Campbell. If that is the same Matthew Carl Campbell who pleaded guilty in 2003 to a federal civil-rights conspiracy built on racial harassment over housing — the one fact still hanging on a date-of-birth match I haven't closed — then, in my view, that association alone should disqualify what I've come to regard as a real-estate racket that lives off public processes from transacting, again and again, with municipal and county government. And the man they rely on to run it carries his own financial-distress record — a Chapter 7 bankruptcy and a county tax-lien default — which is its own reason a public body might think twice about whom it is effectively transacting with. That is my opinion, stated as such; I've kept it separate from the documented record above and from the single identity question it depends on.
The purpose. Everything else in this summary exists to attach a documented identity and history to that person, so I can pursue lawful protection — a demand / cease-and-desist letter, a police report, and a protective order if warranted — not confrontation. The audio-visual footage and this public record are the evidence base for that.

Why this is personal

Two adjacent parcels on Dayton Avenue tie me directly to AHC Holdings LLC. I bought one of them. AHC owns the other.

408 Dayton Ave — my home

AHC flipped the house I bought

AHC bought 408 Dayton out of a reverse-mortgage foreclosure for $110,100 (May 2022), then sold it to intermediate buyers for $325,000 about ten months later — a $214,900 spread. Those buyers later sold it to me at the same $325,000. I bought at AHC's flip price with no cushion; the intermediate owners took a real-terms loss. AHC sits two grantors back in my chain of title.

402 Dayton Ave — next door

AHC owns the parcel adjacent to me

AHC acquired 402 Dayton — sharing my property line — by buying the distressed owners out of an active city foreclosure for $90,000 (Jan 2026) and paying off the city's $5,350 code-enforcement lien. Randy Pearman Sr. is listed as AHC's on-site contact on the Feb 27, 2026 electrical permit there — the same day AHC's principal wrote "I am the manager of AHC Holdings" and "I work with Randy."

My parcel, step by step (408 Dayton Ave)

May 19, 2022 · D838/442
AHC buys at a Master Commissioner foreclosure sale (estate of the prior owner, a reverse mortgage in default) for $110,100.
Jul 27, 2022
AHC files a $60,000 rehab permit during its hold.
Mar 6, 2023 · D849/50
AHC sells to intermediate buyers for $325,000 — a $214,900 gross spread in ~10 months. (Their $143,900 was their mortgage, not the price.)
May 1, 2025 · D871/866
I buy the home for $325,000 — the exact price the intermediate owners paid AHC two years earlier. A flat, mirrored price: no appreciation, a real-terms loss for them, and no cushion for me.
The "mirror price." A competently rehabbed home in a rising market should hold its value over two years. Mine changed hands at the identical $325,000 — consistent with AHC having priced its flip at the ceiling of the market, leaving no headroom for the next owner. And the price isn't the only tell: in my experience it bought visibly substandard work. This is a consistent pattern in the recorded deeds for AHC, an infation of prices for the benefit of a foreign LLC rather than the residential development positive spin of rehabbing rundown properties. They are liquidating vulnearble properties for a quick turn around at the cost of residents, and the future of the city of Dayton. As they inflate prices, the eventual course correction could prove catastrophic for every tax payer in the city.
Workmanship — captured on video

Cut corners, hidden structural work, and unsafe conditions

Two things converge here: what I had to fix in my own home, and what I can see being done next door. In my home I have had to undo and redo their work to make it safe and livable. Next door at 402 — AHC's current rehab — I have observed and captured on video: crumbling structural pillars framed in and packed with plaster rather than replaced; structural work that appears to far exceed what the permit trail discloses; and cut corners. I also witnessed what appeared to be concrete slurry being poured into the sewer — but the act itself is obscured on my footage by the adjacent house and is not clearly captured, so that item rests on my direct observation and needs separate corroboration. The mirror price and the workmanship point the same way: the flip was priced at the ceiling, and the work behind it does not match.

Evidence status: the structural items are anchored by the video; the sewer-discharge item is an eyewitness observation not clearly on camera. The unpermitted structural work is reportable to the City / building department; the suspected discharge is reportable to SD1.

What I think Randy's real job is

Spotting vulnerable houses, not just working on them

Randy Pearman is AHC's man on the ground — its permit contact and its earliest private lender. But I think his real value to AHC is finding the houses. Randy and William Thomas — from the family that owned my house (408) before AHC took it at foreclosure — have each told me, and others, that they're "friends." 408 was a reverse-mortgage home whose elderly owner had died, leaving heirs who weren't going to redeem it — a property already headed for foreclosure. My thesis: Randy knows who in this neighborhood is elderly, in an estate, or otherwise vulnerable, and serves those properties up to Brockman/AHC/Bang as easy targets. Identifying distressed assets is the limited but real value he brings.

And the burden of this falling on people who can't push back isn't unique to my block. A few streets over, at 1018 Ervin Terrace, the City's code-enforcement machinery issued a citation and a $5,350 lien in December 2024 to Bill D. and Nancy L. Rogers — both of whom were already dead (he since 2013, she months earlier the same year) — and then collected that lien out of the foreclosure-sale proceeds. Same small city, same $5,350 lien formula used on 705 Vine and on 402 next door, run against owners who, like Marlene Thomas, were in no position to answer it. (The Rogers death dates still need confirmation from death records; the citation and the recorded lien are documented.)

Where this stands as evidence: the friendship is what I and other neighbors have heard directly — it's testimony, not a record, and those neighbors still need to be interviewed (and the William Thomas identity pinned down). The "spotting" reading is well supported by 408. I'm careful to separate that from the stronger claim that Randy or AHC actually cause or push foreclosures — 408's foreclosure was triggered by the owner's death and the reverse mortgage coming due, so it fits "he found a house already going under," not "he pushed it under." Proving the stronger version would take a pattern of network-sourced deals, which I don't have yet.

The numbers that matter to me

$110,100
AHC's cost for 408 (my home)
$214,900
AHC's spread in ~10 months
$325,000
What I paid — AHC's flip price
$90,000
AHC's cost for 402, next door

The wider pattern (in brief)

My two parcels aren't isolated. The same company, people, and methods recur across the record.

In proportion — and why I keep at it. County-wide, AHC is one buyer among many (1 of 44 City dispositions; 6 of ~878 foreclosure sales), and I've been careful not to overstate that. But scoped to my city the picture flips: of Dayton's 1,314 parcels, AHC is the joint-largest owner (10; 12 with Brockman), and the most active foreclosure-buyer among Dayton owners by a wide margin — 6 court-sale acquisitions to the next private owner's one or two. That is the answer to the question that keeps me at this: no one else is scooping distressed Dayton homes from vulnerable owners at AHC's scale — a foreign LLC with its own compliance problems, empowered by the city and the county, with a felon as its man on the ground — and no one else is challenging it.
Who's behind it — and the rules they skipped

Brockman / Bang / AHC: a multi-state operation with its own compliance problems

This is not a mom-and-pop landlord. AHC Holdings LLC is a Nevada company run by Brian L. Brockman, who also operates Bang Realty, Inc. and Bang Auction, Inc. (Ohio), holds Ohio broker and auctioneer licenses, and whose brokerage is foreign-qualified in West Virginia and Florida — a sophisticated, multi-state real-estate and auction operation. Its Dayton buying is bankrolled by an out-of-state securitization lender, the TVC Funding platform, which appears on 11 of AHC's 16 recorded mortgages.

And yet the same operation recorded Kentucky property deals for about four and a half years before it registered to do business in Kentucky — its first Kentucky instrument is from September 2019; it didn't obtain the foreign-LLC Certificate of Authority that state law requires until March 2023. Brockman also moved a personal property through a trust held by Norkat Financial, a California tax-lien trustee. So: a company sophisticated enough to run securitized, multi-state acquisitions, that nonetheless skipped Kentucky's basic registration rules for years — the "doesn't play by the rules" pattern, at the entity level, that keeps me on this.

Two more details matter. First, Brockman isn't at arm's length from Pearman by his own account: in a February 27, 2026 email he wrote, verbatim, "I work with Randy and I am the manager of AHC Holdings, LLC" — and he signs the public filings himself (as "President" on a 2025 PVA form, as "Manager" and "Member" on the 705 Vine deeds). Second, for all the talk of rehabbing neighborhoods, AHC has itself been hit with a municipal code-enforcement lien (Newport, 2020) — the same kind of lien its Dayton acquisitions feed on. The operator that profits from other people's code liens carries one of its own.

The 820 Vine "loan" — why it doesn't look like a loan

On paper it's a $40,000 mortgage from Randy Pearman to AHC. In its details it behaves less like a loan than like an inside arrangement dressed as one:
It has the form of a mortgage and the behavior of a placeholder. What would settle whether $40,000 ever actually moved from Pearman to AHC — and back — is the parties' bank records, which aren't public. Until then it is a strong question, not a proven fact; but it does not look like an ordinary loan.

Documented vs. still open

Documented at primary source

  • Every price and date above, from recorded Campbell County instruments (book/page on file).
  • AHC's ownership of 402 and prior ownership of 408; Pearman as field contact; Brockman as manager.
  • The 820 Vine 100%-financing structure and the 705 Vine pipeline chain.

Open / not yet resolved

  • Whether the 820 Vine mortgage money actually moved as an arm's-length loan (needs bank records — not public).
  • The pure share of all Dayton foreclosure sales going to AHC — the ownership concentration and foreclosure-buyer ranking are now established (AHC is the joint-largest Dayton owner and top foreclosure-buyer among Dayton owners); only the sale-by-sale percentage is open, because the court-sale records carry no parcel identifier.
  • Characterization questions the records raise but do not, by themselves, answer.

This summary is compiled entirely from public records (recorded instruments, Secretary of State filings, court dockets, municipal resolutions, and government release data) and presents the documentary record and the questions it raises. It does not allege, and should not be read to conclude, that any named person committed a crime or civil wrong. It is a personal working summary, not legal advice.