Final Order Against Danilo Perez for Deceptive Advertising

Index: STATE OF FLORIDA OFFICE OF FINANCIAL REGULATION In Re: DANILO PEREZ, Case Number: 127430 Respondent. FINAL ORDER The State of Florida, Office ofFinancial Regulation ("Office"), being authorized and directed to administer and enforce chapter 494, Florida Statutes, hereby enters this Final Order with Notice of Rights ("Final Order") as authorized by the provisions of chapters 120 and 494, Florida Statutes, against DANILO PEREZ ("Respondent"). FINDINGS OF FACT

1. On February 11, 2026, the Office issued an Administrative Complaint ("Complaint") against Respondent, alleging violations of chapter 494, Florida Statutes. (Exhibit A)
2. The Office served Respondent with the Complaint via U.S. Certified Mail on February 14, 2026. (Exhibit B)
3. Respondent timely filed a response indicating he did not dispute the Office's factual allegations, was not requesting a hearing and consented to entry of a final order adopting the findings of fact and conclusions of law contained in the Administrative Complaint. (Exhibit C)
4. The Statement of Facts as alleged in the Complaint is incorporated herein by reference as if fully set forth herein, and being uncontested by Respondent, is accepted as true and correct and is adopted by the Office as Findings of Fact for purposes of this Final Order.

CONCLUSIONS OF LAW 5. The Office is responsible for the administration and enforcement of chapter 494, Florida Statutes, and has jurisdiction over the subject matter and of Respondent pursuant to chapter 494, Florida Statutes. 6. The Findings of Fact that have been adopted herein serve as the basis of the entry of this Final Order against Respondent. 7. Based on the Findings of Fact adopted herein, Respondent's agreement with the conclusions of law contained in the Complaint, and Respondent's waiver of a hearing, the Office concludes that Respondent violated the specific statutes and rules charged in the Complaint and, as such, the charges in the Complaint are adopted in this Final Order as Conclusions of Law. 8. The waiver of a hearing by Respondent, taken together with the Findings of Fact and Conclusions of Law adopted herein, constitute sufficient grounds for the Office to take administrative action against Respondent, including the imposition of an administrative fine and requiring Respondent to immediately cease and desist from all false, deceptive or misleading advertising. Based on the foregoing Findings of Fact and Conclusions of Law, it is hereby ORDERED: A. Within thirty (30) days of the docketing of this Final Order, Respondent shall pay ADMINISTRATIVE FINE of Seven Thousand Five Hundred Dollars ($7,500.00). B. Respondent shall submit the administrative fine in the form of a wire, money order or cashier's check made payable to the "Office of Financial Regulation." Such payment shall reference Case No.:127430 and shall be sent to the attention of Agency Clerk, c/o Debra H. Pierce, Senior Attorney, P.O. Box 8050, Tallahassee, FL 32314-8050. 2

C. Respondent shall immediately cease and desist from all false, deceptive or misleading advertising. DONE and ORDERED this 17-ft;.. day of April, 2026, in Tallahassee, Florida. Commissioner [this space intentionally left blank-continue below] 3

NOTICE OF RIGHTS A PARTY WHO IS ADVERSELY AFFECTED BY THIS FINAL ORDER IS ENTITLED TO JUDICIAL REVIEW PURSUANT TO SECTION 120.68, FLORIDA STATUTES. REVIEW PROCEEDINGS ARE GOVERNED BY THE FLORIDA RULES OF APPELLATE PROCEDURE. SUCH PROCEEDINGS ARE COMMENCED BY FILING THE ORIGINAL NOTICE OF APPEAL WITH THE AGENCY CLERK FOR THE OFFICE OF FINANCIAL REGULATION AS FOLLOWS: By Mail or Email Agency Clerk Office of Financial Regulation P.O. Box 8050 Tallahassee, Florida 32314-8050 Phone: (850) 410-9889 Email: Agency.Clerk@flofr.gov OR B Hand Delivery Agency Clerk Office of Financial Regulation General Counsel's Office The Fletcher Building IO I East Gaines Street, Suite 504 Tallahassee, Florida 32399 Phone: (850) 410-9889 A COPY OF THE NOTICE OF APPEAL, ACCOMPANIED BY THE FILING FEES AS REQUIRED BY LAW, MUST ALSO BE FILED WITH THE DISTRICT COURT OF APPEAL, FIRST DISTRICT, 2000 DRAYTON DRIVE, TALLAHASSEE, FLORIDA 32399-0950, OR WITH THE DISTRICT COURT OF APPEAL IN THE APPELLATE DISTRICT WHERE THE PARTY RESIDES. THE NOTICE OF APPEAL MUST BE FILED WITH BOTH THE AGENCY CLERK FOR THE OFFICE OF FINANCIAL REGULATION AND THE DISTRICT COURT OF APPEAL WITHIN 30 DAYS OF THE RENDITION OF THE ORDER TO BE REVIEWED. CERTIFICATE OF SERVICE I HEREBY CERTIFY that a true and correct copy of the foregoing Final Order was furnished to Danilo Perez by U.S. Mail at 1200 Brickell Ave., Suite 700, Miami, FL 33131, and by electronic mail to Wealthassetsllc@gmail.com on this (:\ day of April, 2026. 4 Ag~ ~- Office of Financial Regulation Post Office Box 8050 Tallahassee, FL 32314-8050 Email: Agency.Clerk@flofr.gov Tel: (850) 410-9889

EXHIBIT A STATE OF FLORIDA OFFICE OF FINANCIAL REGULATION In Re: DANILO PEREZ, Case Number: 127430 Respondent. ADMINISTRATIVE COMPLAINT The State of Florida, Office of Financial Regulation, ("Office") files this Administrative Complaint against DANILO PEREZ ("Respondent"), alleging: GENERAL ALLEGATIONS

1. Pursuant to section 494.0011, Florida Statutes, the Office is charged with administering and enforcing the provisions of chapter 494, Florida Statutes.
2. Pursuant to section 494.0012(1), Florida Statutes, the Office may conduct an investigation of any person whenever the Office has reason to believe, either upon complaint or otherwise, that any violation of this chapter has been, or is about to be committed.
3. Pursuant to section 494.00255(1 )(u), Florida Statutes, failure to comply with any provision of chapter 494, Florida Statutes, or its corresponding rules constitutes grounds for disciplinary action.
4. Pursuant to section494.00255(7), Florida Statutes, an individual who is associated with a mortgage broker is subject to the disciplinary actions specified in section 494.00255(2), Florida Statutes for a violation of 494.00255(1 ), Florida Statutes.
5. Pursuant to section 494.00255(2), Florida Statutes, the Office may impose penalties against a person it finds to be in violation of any act specified in section 494.00255, Florida

Statutes; such penalties may include the imposition of a fine in an amount up to $25,000.00 for each count or separate offense. 6. Pursuant to section 494.001(23), Florida Statutes, a "mortgage broker" means a person conducting loan originator activities through one or more licensed loan originators employed by the mortgage broker or as independent contractors to the mortgage broker. 7. Pursuant to section 494.001(18), Florida Statutes, a "loan originator" is an individual who, directly or indirectly, solicits or offers to solicit a mortgage loan, accepts or offers to accept an application for a mortgage loan, negotiates or offers to negotiate the terms or conditions of a new or existing mortgage loan on behalf of a borrower or lender, or negotiates or offers to negotiate the sale of an existing mortgage loan to a noninstitutional investor for compensation or gain. The term includes an individual who is required to be licensed as a loan originator under the S.A.F.E. Mortgage Licensing Act of 2008. The term does not include an employee of a mortgage broker or mortgage lender whose duties are limited to physically hand I ing a completed application form or transmitting a completed application form to a lender on behalf of a prospective borrower. 8. The Nationwide Multistate Licensing System and/or Registry ("NMLS") is the mortgage licensing system and data repository of record which is statutorily mandated to be used by the Office to manage licensing of all mortgage loan originators and mortgage entities in Florida. Section 494.001(33), Florida Statutes. 9. At all material times, Danilo Perez is and has been unlicensed under Chapter 494, Florida Statutes. 2

10. At all material times, Danilo Perez was employed as an account executive at Lending Bankers Mortgage, an NMLS registered and Florida licensed mortgage broker (license number MBR352). Danilo Perez was associated with Lending Bankers Mortgage.

11. The Office conducted an examination (examination number 126548) to ascertain Respondent's compliance with Florida's statutes and corresponding rules.

12. Rule 69V-40.111 (1), Florida Administratrive Code, provides for penalties applicable to each ground for disciplinary action that may be imposed by the Office against a person for a violation of chapter 494, Florida Statutes, as set forth in the "Office of Financial Regulation, Division of Consumer Finance, Disciplinary Guidelines for Mortgage Loan Originators and Mortgage Entities, Form OFR-494-14."

13. Pursuant to Rule 69V- 40.111 ( 5), Florida Administrative Code, the range for a "B" level administrative fine is between $3,500.00 to $7,500.00. COUNT!

14. The above general allegations are hereby re-alleged and incorporated by reference as if fully stated herein.

15. It is a violation of this chapter for any person to engage in unfair, deceptive, or misleading advertising regarding mortgage loans, brokering services, or lending services pursuant to section 494.00165(l)(e), Florida Statutes.

16. During the examination, the Office found that Respondent engaged in unfair, deceptive, or misleading advertising regarding mortgage loans, brokering services, or lending services, in violation of section 494.00165(1)(e), Florida Statutes.

17. Respondent was employed by Lending Bankers Mortgage as an account executive. He did not originate or process mortgage loans. 3

18. Respondent solicited friends C. C., R. K., D. L., and M. T., to post or publish positive Google reviews promoting Respondent and Lending Bankers Mortgage's lending services for marketing purposes.

19. Respondent solicited the reviews to better position his employer on Google and other search engines and increase sales traffic.

20. In response to Respondent's request, RK. published a public review praising Respondent's exceptional service and recommending Respondent to anyone in need of mortgage assistance, based on personal experience.

21. In response to Respondent's request, D.L. published a public review of Lending Bankers Mortgage and Respondent, recounting a positive experience with Respondent in closing a loan.

22. In response to Respondent's request, M.T. published a positive public review of experience with Respondent in applying for a mortgage.

23. In response to Respondent's request, C.C. published a positive public review of experience working with Respondent on a loan at Lending Bankers Mortgage.

24. C. C., R. K., D. L., and M. T. did not apply for or receive a mortgage loan with Lending Bankers Mortgage or work with Respondent in applying for or receiving a mortgage loan.

25. Respondent knew C. C., R. K., D. L., and M. T. had not applied for or received mortgage loans with Lending Bankers Mortgage when he solicited publication of positive reviews regarding lending services. Respondent solicited publication ofreviews containing false, deceptive and misleading statements.

26. Respondent violated section 494.00165(1)(e) by soliciting and procuring online publication of false, deceptive and misleading advertising regarding mortgage loans, brokering 4

services, or lending services associated with Lending Bankers Mortgage and his work as an associate of Lending Bankers Mortgage. 27. Pursuant to the Disciplinary Guidelines for Mortgage Loan Originators and Mortgage Entities Form OFR-494-14, incorporated by reference in Rule 69V-40.111, Florida Administrative Code, a violator of section 494.00165(1)(e), Florida Statutes is subject to an "B" level administrative fine. 28. Therefore, the Office is seeking to impose a Seven Thousand Five Hundred Dollars ($7,500.00) administrative fine. 29. Pursuant to section 494.0014, Florida Statutes, the Office may issue and serve upon any person an order to cease and desist and to take corrective action if it has reason to believe the person is or has violated any provision of chapter 494, Florida Statutes. 30. Respondent's violation of section 494.00165(1)(e), Florida Statutes constitutes grounds for the issuance of a cease and desist order. 31. Therefore, the Office seeks entry of an order requiring Respondent to immediately cease and desist from all false, deceptive or misleading advertising. WHEREFORE, Respondent, DANILO PEREZ is hereby notified that the Office intends to enter an Order imposing an administrative fine of Seven Thousand Five Hundred Dollars ($7,500.00) and a cease and desist order. 5

NOTICE OF RIGHTS The licensee is entitled to be represented by counsel or other qualified representative. The licensee also has the right to request a hearing pursuant to sections 120.569 and 120.57, Florida Statutes. Such request must comply with Rules 28-106.2015 and 28-106.104, Florida Administrative Code. An Election of Proceeding form is attached for your convenience. Any such request must be filed as follows: Bv Mail, Facsimile or Email Agency Clerk Office of Financial Regulation Office of General Counsel P.O. Box 8050 Tallahassee, FL 32314-8050 Phone: (850)410-9889 Fax: (850) 410-9663 Email: Agency. Cl erk@flofr.gov OR Bv Hand Deliver1· Agency Clerk Office of Financial Regulation Office of General Counsel The Fletcher Building, Suite 504 101 East Gaines Street Tallahassee, FL 32399 Phone: (850) 410-9889 TO PRESERVE THE RIGHT TO A HEARING, A WRITTEN RESPONSE MUST BE FILED WITH THE OFFICE OF FINANCIAL REGULATION WITHIN TWENTY-ONE (21) DAYS AFTER THE RECEIPT OF THE ADMINISTRATIVE COMPLAINT. SAID RESPONSE MUST BE RECEIVED BY THE OFFICE NO LATER THAN 5:00 P.M. ON THE TWENTY-FIRST DAY AFTER THE RECEIPT OF THE ADMINISTRATIVE COMPLAINT. AF AIL URE TO TIMELY RESPOND IN WRITING WILL CONSTITlITE A WAIVER OF THE LICENSEE'S RIGHT TO REQUEST A HEARING AND A FINAL ORDER MAY BE ENTERED WITHOUT FURTHER NOTICE. You may not make an oral request for an administrative hearing. With regard to a written request, if you fail to follow the outlined procedure, your request may be dismissed. Any request for an administrative proceeding received prior to the date of this notice is deemed abandoned and to be considered, must be timely renewed in compliance with the procedure set forth above. Mediation of this matter pursuant to section 120.573, Florida Statutes, is not available. 6

NOTICE TO RESPONDENT In accordance with the Americans with Disabilities Act, persons with disabilities needing special accommodation to participate in this proceeding should contact the Agency Clerk no later than seven (7) days prior to the filing deadline or proceeding, at the Office of Financial Regulation, The Fletcher Building, 101 East Gaines Street, Suite 504, Tallahassee, Florida 32399, Phone: (850) 410-9889, or by Email: Agency.Clerk@flofr.gov. Debra H. Pierce Senior Attorney Office of Financial Regulation Office of General Counsel Fla. Bar No. 0326690 200 E Gaines Street Tallahassee, FL 32399-0370 Tel: 850-410-9998 Email:debra.pierce@flofr.gov CERTIFICATE OF SERVICE I HEREBY CERTIFY that a true and correct copy of the foregoing Administrative Complaint has been sent for service via U.S. Mail and U.S. Certified Mail to Danilo Perez at 1200 Brickell Ave., Suite 700, Miami,FL 33131, and by electronic mail to WeaJth~ssets!Jc ,, mail.com on this 11th day of February 2026. 7 Debra H. Pierce Senior Attorney

STATE OF FLORIDA OFFICE OF FINANCIAL REGULATION Case No: 127430 Danilo Perez 1200 Brickell Ave. Suite 700 Miami, FL 33131 ELECTION OF PROCEEDING I have received and read the Administrative Complaint, including the Notice of Rights, fried by the Office of Financial Regulation ("Office") regarding the above-referenced Respondent, and I am requesting disposition as indicated below. PLEASE SELECT ONLY ONE OF THE OPTIONS: OPTION#l: D I do not request a hearing in this matter. l.QQ.IlQl disputeanyoftheOffice's factual allegations and conclusions of law as stated in the Administrative Complaint. I understand that upon my waiving the right to a hearing, the Office may enter a final order adopting the findings of fact and conclusions of law in the Administrative Com laint and im osin the enalties sou ht in the Administrative Com lalnt. OPTION #2: D I do not dispute any of the Office's factual allegations but dispute the Office's conclusions of law to those factual allegations, and request disposition of this matter by informal hearing pursuant to section 120.57(2), Florida Statutes. I request to (CHECK ONLY ONE OF THE FOLLOWING 2 OPTIONS): a. D Attend a hearing by video teleconference before a Hearing Officer appointed by the Office; OR b. D Submit a written statement with supporting documentation to a Hearing Officer appointed by the Office. OPTION#3: D I do dispute one or more of the Office's factual allegations. I request a formal hearing before the Division of Administrative Hearings (DOAH) pursuant to section 120.57(1), Florida Statutes. In accordance with Rule 28-106.2015(5)(c), FAC, I am attaching a copy of the material facts that I dispute. If you selected Option #2 or #3, above, and wish to engage in settlement negotiation, please check the box below: D I am interested In settlement negotiation. I request the Office to NOT refer my case for a hearing at this time. TO PRESERVE YOUR RIGHT TO A HEARING, A RESPONSE MUST BE FILED WITH THE OFFICE OF FINANCIAL REGULATION AGENCY CLERK NO LATER THAN 5:00 P.M. ON OR BEFORE THE TWENTY-FIRST DAY AFTER RECEIPT OF THE ADMINISTRATIVE COMPLAINT, BY ANY OF THE FOLLOWING METHODS:

1. By email: Agency.Clerk@flofr.gov; or
2. By U.S. Mail: P.O. Box 8050, Tallahassee, Florida 32314-8050; or
3. By hand delivery: Office of General Counsel, Fletcher Bldg., 101 E. Gaines Street, Tallahassee, FL 32399. Signature of Respondent or Mailing Address Authorized Representative of Respondent Printed Name & Title City State Zip Date E-mail Address Telephone Number Form: OFR-GC-13 (rev. 11.19.2024) Page 1 of 2

Case No: 127430 Danilo Perez STATE OF FLORIDA OFFICE OF FINANCIAL REGULATION 1200 Brickell Ave., Suite 700, Miami, FL 33131 **YOU ARE TO COMPLETE THE FOLLOWING ONLY IF YOU HAVE CHECKED OPTION #3 ON THE PRECEDING PAGE. If you need more space, you may provide additional pages. As Respondent or the authorized representative of Respondent, I am disputing the following material facts: Signature of Respondent or Authorized Representative Date Form: OFR-GC-13 (rev. 11.19.2024) Page 2 of 2

~ UNITEDST/JTES IEiftl POST/JL SERVICE February 26, 2026 Dear Amber Hopkins: EXHIBITB The following is in response to your request for proof of delivery on your item with the tracking number: 9489 0090 0027 6620 8152 35. Item Details Status: Status Date/ Time: Location: Postal Product: Extra Services: Shipment Details Weight: Recipient Signature Signature of Recipient: Address of Recipient: Delivered, Left with Individual February 14, 2026, 12:38 pm MIAMI, FL 33131 First-Class Mail® Certified Mail™ Return Receipt Electronic 4Ib, 9.4oz ) 1200 BRICKELL AVE STE 700, MIAMI, FL33131 Note: Scanned image may reflect a different destination address due to Intended Recipient's delivery instructions on file. Thank you for selecting the United States Postal Service® for your mailing needs. If you require additional assistance, please contact your local Post Office™ or a Postal representative at 1-800-222-1811 . Sincerely, United States Postal Service® 475 L'Enfant Plaza SW Washington, D.C. 20260-0004

Case No: 127430 Danilo Perez 1200 Brickell Ave. Suite 700 Miami, FL 33131 STATE OF FLORIDA EXHIBITC OFFICE OF FINANCIAL REGULATION ELECTION OF PROCEEDING I have received and read the Administrative Complaint, including the Notice of Rights, filed by the Office of Financial Regulation ("Office") regarding the above-referenced Respondent, and I am requesting disposition as indicated below. PLEASE SELECT ONLY ONE OF THE OPTIONS: OPTION#l: I do not request a hearing in this matter. I do not disputeanyoftheOffice's factual allegations and conclusions of law as stated in the Administrative Complaint. I understand that upon my waiving the right to a hearing, the Office may enter a final order adopting the findings of fact and conclusions of law in the Administrative Complaint, and imposing the penalties sought in the Administrative Complaint. OPTION #2: D I do not dispute any of the Office's factual allegations but dispute the Office's conclusions of law to those factual allegations, and request disposition of this matter by informal hearing pursuant to section 120.57(2), Florida Statutes. I request to (CHECK ONLY ONE OF THE FOLLOWING 2 OPTIONS): a. D Attend a hearing by video teleconference before a Hearing Officer appointed by the Office; OR b. D Submit a written statement with supporting documentation to a Hearing Officer appointed by the Office. OPTION#3: D I do dispute one or more of the Office's factual allegations. I request a formal hearing before the Division of Administrative Hearings (DOAH) pursuant to section 120.57(1), Florida Statutes. In accordance with Rule 28-106.2015(5)(c), FAC, I am attaching a copy of the material facts that I dispute. If you selected Option #2 or #3, above, and wish to engage in settlement negotiation, please check the box below: D I am interested in settlement negotiation. I request the Office to NOT refer my case for a hearing at this time. TO PRESERVE YOUR RIGHT TO A HEARING, A RESPONSE MUST BE FILED WITH THE OFFICE OF FINANCIAL REGULATION AGENCY CLERK NO LATER THAN 5:00 P.M. ON OR BEFORETHETWENTY•FIRST DAV AFTER RECEIPT OF THE ADMINISTRATIVE COMPLAINT, BY ANY OF THE FOLLOWING METHODS:

1. By email: Agency.Clerk@flofr.gov; or
2. By U.S. Mail: P.O. Box 8050, Tallahassee, Florida 32314-8050; or
3. By hand delivery: Office of General Counsel, Fletcher Bldg., 101 E. Gaines Street, Tallahassee, FL 32399. 1200 Brickell Av, Ste 700 Signature of Respondent or Mailing Address Authorized Representative of Respondent Danilo Perez Miami, FL, 33131 Printed Name & Title City State Zip 03/03/2026 Wealthassetsllc@g mai I. com 336.947.9826 Date E-mail Address Telephone Number Form: OFR-GC-13 (rev. 11.19.2024) Page 1 of 2

Case No: 127430 Danilo Perez STATE OF FLORIDA OFFICE OF FINANCIAL REGULATION 1200 Brickell Ave., Suite 700, Miami, FL 33131 **YOU ARE TO COMPLETE THE FOLLOWING ONLY IF YOU HAVE CHECKED OPTION #3 ON THE PRECEDING PAGE. If you need more space, you may provide additional pages. As Respondent or the authorized representative of Respondent, I am disputing the following material facts: 03/03/2026 Signature of Respondent or Authorized Representative Date Form: OFR-GC-13 (rev. 11.19.2024) Page 2 of 2