Precision Global Corporation
106 W Kaufman St, Rockwall TX 75087 · Brian Timothy Sullivan, Principal · CubeSmart False Halo · 27 Reg D Filings · $557K+ Unpaid Taxes
CubeSmart False Halo — NYSE: CUBE Branding Misappropriated
SEC TCR #17812-228-558-202 — Filed June 11, 2026
WA State C&D Order S-07-351-09-SC01 (Brian Sullivan, 2009)
Iowa Cease & Desist — Brian Sullivan
City of Fort Worth v. PGC — Case 048-D51771-26 (5/26/2026)
18.2% Target IRR — Buffett-Shame Zone
$557,050+ Unpaid Property Taxes — 14-Property Portfolio
27 Reg D Filings — 18 PGC-Specific Entities
Facebook Mass Advertising — 360+ Likes, Public Sponsored Ads
2
/10
CRITICAL
Class A — Disqualifying×2
Class B — Serious×5
Class C — Contextual×2
Minkow 1-10 Algorithm Trace
Inputs2A + 5B + 2C
→
Base10 − 2(C) = 8
→
B≥4 cap→ floor 3
→
A≥1 cap→ floor 3
→
2nd A penalty− 1 = 2
→
Final Score2 / 10
2A + 5B + 2C · Score 2/10 · Do Not Invest · Refer to SEC, State Securities Regulators, Local Tax Authorities
§3 Smoking Gun — CubeSmart False Halo (Class A5)
CubeSmart NYSE Logo Deployed in Reg D Private Placement Ads — Title Records Show Zero CubeSmart-Named Ownership
Precision Global Corporation's Facebook sponsored ads prominently feature the CubeSmart (NYSE: CUBE) logo and the phrase "CubeSmart-operated facilities for qualified investors." County title searches across TX, FL, and KS confirm that 14 properties are owned by fragmented, non-CubeSmart LLCs — none bearing CubeSmart's name or confirmed CubeSmart affiliation.
Ad 1: "PRIVATE ACCESS TO STORAGE INCOME" — CubeSmart logo, 18.2% IRR, 8% Preferred Return, $65K Min, "SEE IF YOU QUALIFY"
Ad 2: "INVEST IN WHAT PEOPLE USE — Self-storage facilities. Brand-name operations." — CubeSmart logo, 360+ likes, Forbes/Yahoo/AP logos
Ad 3: Investor qualification funnel — "FILL OUT THIS SHORT FORM (1–2 MIN) & Schedule Your Call Now"
Facebook Ad Claim
CubeSmart
NYSE: CUBE
NYSE: CUBE
"CubeSmart-operated facilities" / "Brand-name operations" — prominently displayed in sponsored Facebook ads targeting accredited investors
14 Title Records — TX / FL / KS
Fragmented
LLCs
LLCs
101 BRAZOSPORT CLUTE LLC · PANTHER CITY STORAGE LLC · TALLAHASSEE NHHI LLC · SAN ANTONIO STORAGE HOLDINGS LLC · PRH IX LLC · 37TH WHITE LAKES LLC — NONE named CubeSmart
Mailing Addresses
3 Control Hubs
9355 Jacksboro Hwy, Fort Worth TX · 4203 Spinnaker Cv, Austin TX · 106 W Kaufman St, Rockwall TX — zero CubeSmart corporate addresses
0 / 14 Properties
Zero of 14 title-searched properties show any CubeSmart Inc. (NYSE: CUBE) ownership, management agreement, or corporate affiliation. Borrowing a major public REIT's brand identity to imply endorsement in a private Reg D offering is the textbook A5 False Halo pattern — the most powerful deception tool in the investment fraud playbook. CubeSmart (NYSE: CUBE, ~$10B market cap) has no verified relationship with Precision Global Corporation.
Facebook Ad Verbatim (Sponsored, Public-Facing): "CubeSmart-operated facilities for qualified investors. 18.2% Target IRR · 8% Preferred Return · $65K Minimum Investment — SEE IF YOU QUALIFY"
Facebook Ad Verbatim (Ad #2, 360+ Likes): "INVEST IN WHAT PEOPLE USE — Self-storage facilities. Brand-name operations. Accredited investors only. 18.2% Target IRR · 8% Preferred Return · $65K Minimum. Featured In: Forbes · Yahoo Finance · AP · Inc. 5000"
The use of the CubeSmart brand creates what Barry Minkow's FLAG_REGISTRY designates as a "False Halo" (Class A5) — a borrowed institutional identity designed to transfer credibility from a legitimate publicly-traded company to an unverified private offering. CubeSmart is a real, regulated NYSE-listed REIT subject to SEC reporting. Precision Global Corporation is a private Texas corporation with no confirmed management or franchise relationship with CubeSmart. The implied partnership is materially false.
§4 All 9 Fraud Flags — 2A + 5B + 2C
Class A — Disqualifying Flags (×2) — Score Floor: 3 → Penalty to 2
A
Flag A-1 · A5
CubeSmart False Halo — NYSE Brand Misappropriated to Imply Endorsement of Private Reg D Offering
Precision Global Corporation's Facebook sponsored ads — deployed to the general investing public — prominently display the registered trademark logo of CubeSmart (NYSE: CUBE), a publicly-traded self-storage REIT with approximately $10 billion market capitalization and 1,400+ facilities nationwide. The ads use the phrases "CubeSmart-operated facilities" and "Brand-name operations" to imply institutional management, franchise, or partnership relationships.
County title searches across 14 properties in Texas, Florida, and Kansas confirm that zero properties are owned by CubeSmart Inc. or any CubeSmart-affiliated entity. Actual owners are fragmented single-purpose LLCs (101 Brazosport Clute LLC, Panther City Storage LLC, Tallahassee NHHI LLC, SAN ANTONIO STORAGE HOLDINGS LLC, PRH IX LLC, 37TH WHITE LAKES LLC, etc.) with mailing addresses routed through three non-CubeSmart control hubs in Texas.
"CubeSmart-operated facilities for qualified investors." — Precision Global Corporation Facebook Sponsored Ad (Ad #1, 2025–2026)
"INVEST IN WHAT PEOPLE USE — Self-storage facilities. Brand-name operations. Accredited investors only." — Precision Global Corporation Facebook Sponsored Ad (Ad #2, 360+ likes)
The False Halo is the single most effective deception technique in investment fraud: by attaching a credible institutional brand (CubeSmart, NYSE: CUBE) to an unverified private offering, PGC creates a false presumption of institutional vetting, operational oversight, and franchise quality control — none of which exist.
A
Flag A-2 · A1
8% Preferred Return — Near-Guarantee Framing in Reg D Private Offering (Buffett Threshold Violated)
The Facebook ads advertise an "8% Preferred Return" alongside "18.2% Target IRR" with no meaningful risk disclosure in the ad creative itself. The framing of "Preferred Return" in a public Facebook ad — displayed above a "SEE IF YOU QUALIFY" call to action — functions as a near-guarantee of returns. The Minkow framework's Class A1 flag is triggered when return language is presented in a way that implies certainty or institutional backing to a non-sophisticated audience.
Warren Buffett's benchmark: Berkshire Hathaway has compounded at ~20% annually over 60 years. Any private real estate operator promising 18.2% IRR with an 8% preferred return floor — while simultaneously claiming CubeSmart affiliation — is either operating Buffett-level genius or deploying fraudulent marketing. The title record evidence (14 fragmented LLCs, $557K+ unpaid taxes) strongly suggests the latter.
"18.2% Target IRR · 8% Preferred Return · $65K Minimum Investment" — Precision Global Corporation Facebook Ad (multiple variations, 2025–2026)
Class B — Serious Flags (×5) — Independent Cap at 3 Triggered
B
Flag B-1 · B1
18.2% Target IRR — Buffett-Shame Zone (Claimed Rate Exceeds Berkshire Hathaway's 60-Year Average)
The 18.2% Target IRR advertised by Precision Global Corporation exceeds Warren Buffett's ~20% 60-year compounding rate by a matter of margin — while claiming to achieve it in self-storage real estate through a network of fragmented, non-institutional LLCs with $557K+ in unpaid property taxes. The Minkow B1 "Buffett-Shame Zone" flag captures returns claims that would shame Berkshire Hathaway by implication.
"18.2% Target IRR" — displayed in every Precision Global Facebook ad creative, 2025–2026
Note the juxtaposition: properties with unpaid 2025 property taxes (Clute TX $32,475; San Antonio TX $26,580; Fort Worth Watauga $1,026; Granbury TX $22,768; Pipe Creek TX $22,768; Tallahassee FL $452,432) — yet 18.2% IRR is claimed to be "targeted" for investors.
B
Flag B-2 · B2
Mass Facebook Advertising of Reg D 506(c) Offering — 360+ Likes, Sponsored Public Distribution
Reg D Rule 506(c) permits general solicitation but requires all purchasers to be verified accredited investors. The Precision Global Facebook ads were sponsored to the general public (not a closed investor network), received 360+ likes on Ad #2, and deployed at least three distinct ad creatives visible across Facebook's open advertising platform. The ads contain no prominent risk warnings, no disclosure of Brian Sullivan's criminal/regulatory history, and no material offering risk factors.
Mass social media advertising of high-return private placements is a classic recruitment tool for Ponzi-style fund structures: the wider the reach, the more potential investors to service returns to earlier investors.
"360 · 7 · 7" (Likes/Comments/Shares) — Ad #2 engagement count visible in Facebook screenshot, "18.2% Target IRR + 8% Preferred - CubeSmart Storage"
B
Flag B-3 · B3
Deal Churn — 27 Reg D Filings Under Brian Sullivan / PGC Entities (18 PGC-Specific)
Background investigation of Brian Sullivan identifies 27 SEC Regulation D filings — 18 specifically tied to PGC-named entities — reflecting a pattern of perpetual deal churn. Continuous new fund launches are a hallmark of Ponzi-style structures where new investor capital is needed to service returns to existing investors, while management fees are extracted from each new offering vehicle.
"There are 27 Reg D filings under Brian Sullivan, 18 relating specifically to the 'PGC' entities." — Precision Global SEC Filings Summary (submitted with TCR #17812-228-558-202)
The Reg D filing history dates from 2022 (CIK 1918563 — first PGC filing) through 2024 (CIK 2009498 — Precision Batch Two). The continuous launch of new LLCs, combined with mailing address concentration at 9355 Jacksboro Hwy Fort Worth and 4203 Spinnaker Cv Austin, suggests centralized control behind a facade of independent-entity diversification.
B
Flag B-4 · B7
Brian Sullivan Multi-State Regulatory History — Criminal Conviction, Bankruptcy, WA C&D 2009, Iowa C&D, Fort Worth Tax Lawsuit 2026
The comprehensive background report on Brian Timothy Sullivan (DOB: Sept. 1963, Age 62; SSN 353-62-####) reveals a disqualifying regulatory and legal history:
- Criminal/Traffic Conviction: YES — background report confirms conviction
- Bankruptcy: YES — background report confirms bankruptcy filing
- Washington State DFI C&D Order S-07-351-09-SC01 (2009): Statement of Charges against Fairfield Energy Inc., TM4500 Rig Acquisition Joint Venture LLC, and Brian Sullivan — violations of the Securities Act of Washington. Cease and desist, fines, and costs imposed by the Washington State Department of Financial Institutions Securities Division.
- Iowa Cease & Desist: Separate state-level securities action against Brian Sullivan for prior securities violations
- City of Fort Worth v. Precision Global Corporation (Case 048-D51771-26, Tarrant County, filed 5/26/2026): Delinquent ad valorem tax lawsuit under Tex. Tax Code §33.41 filed by City of Fort Worth, Tarrant County, FWISD, Tarrant County Hospital District, Tarrant Regional Water District, and Tarrant County College District
- 26 address records — Brian Timothy Sullivan has 26 associated addresses spanning TX, CO, and other states per background report
"Criminal/Traffic Conviction: Yes · Bankruptcy: Yes · 26 Address Record(s) found" — GLBA Background Report: Brian Timothy Sullivan, May 19, 2026
"The Securities Administrator of the State of Washington has reason to believe that Respondents Fairfield Energy Inc., TM4500 Rig Acquisition Joint Venture, LLC, Fairfield Energy Inc., Brian Sullivan violated the Securities Act of Washington." — WA DFI Order S-07-351-09-SC01, 2009
B
Flag B-5 · B11
$557,050+ Unpaid Property Taxes Across 6 Properties — While Advertising "8% Preferred Return" to Investors
Title searches across 14 properties confirm $557,050+ in delinquent property taxes as of 2024–2025 tax years. The most egregious: Tallahassee FL ($452,432.60 delinquent — spanning tax years 2024 and 2025). This demonstrates a pattern of tax non-payment while simultaneously marketing investor returns — a direct contradiction of the "stable income" narrative.
| Property Address | County / State | Current Owner (LLC) | Tax Status | Amount Owed |
|---|---|---|---|---|
| 2516 LAKESHORE DR, TALLAHASSEE FL | Leon / FL | TALLAHASSEE NHHI LLC (Minneapolis MN mailing) |
⚠ UNPAID Tax Years 2024–2025 |
$452,432.60 |
| 101 BRAZOSPORT BLVD N, CLUTE TX | Brazoria / TX | 101 BRAZOSPORT CLUTE LLC (9355 Jacksboro Hwy FW) |
⚠ UNPAID Tax Year 2025 |
$32,475.18 |
| 12950 POTRANCO RD, SAN ANTONIO TX | Bexar / TX | POTRANCO SELF STORAGE LLC (1422 E Grayson St SA) |
⚠ UNPAID Tax Year 2025 |
$26,580.01 |
| 3501 TIN TOP HWY, GRANBURY TX | Hood / TX | 3501 TIN TOP STORAGE LLC (9355 Jacksboro Hwy FW) |
⚠ UNPAID Tax Year 2025 |
$22,768.21 |
| 9109 FM 1283, PIPE CREEK TX | Bandera / TX | 9101 FM 1283 LAKEHILLS LLC (9355 Jacksboro Hwy FW) |
⚠ UNPAID Tax Year 2025 |
$22,768.21 |
| 1720 WATAUGA RD, FORT WORTH TX | Tarrant / TX | PANTHER CITY STORAGE LLC (9355 Jacksboro Hwy FW) |
⚠ UNPAID Tax Year 2025 |
$1,026.29 |
| 12100 FM 1826, AUSTIN TX | Travis / TX | A A A STORAGE FM 1826 LLC | ✓ PAID | — |
| 2101 W FM RD 1626, TX | Travis / TX | A A A STORAGE FM 1626 LLC | ✓ PAID | — |
| 2292 FM 1777, ROYSE CITY TX | Collin / TX | FM 1777 JOSEPHINE STORAGE LLC | ✓ PAID | — |
| 25520 RICHARDS RD, SPRING TX | Montgomery / TX | JMA WOODLAND RV LLC & AAA STORAGE & RV WOODLAND LLC | ✓ PAID | — |
| 3969 BOAT CLUB RD, FORT WORTH TX | Tarrant / TX | PRH IX LLC (Rancho Santa Fe CA) | ✓ PAID | — |
| 27918 STATE ROAD 52, SAN ANTONIO FL | Pasco / FL | SAN ANTONIO STORAGE HOLDINGS LLC (Georgetown DE) |
Not Determined | — |
| 3733 SW PLAZA DR, TOPEKA KS | Shawnee / KS | 37TH WHITE LAKES LLC (Oklahoma City OK) |
Not Determined | — |
| 4745 STATE ROAD 16, SAINT AUGUSTINE FL | St. Johns / FL | ST. AUGUSTINE STORAGE HOLDINGS LLC (Mountain Brook AL) |
Not Determined | — |
| TOTAL DOCUMENTED UNPAID TAXES (6 of 14 Properties) | $557,050.29+ | |||
City of Fort Worth Lawsuit (5/26/2026): "Suit for recovery of delinquent ad valorem taxes under Tex. Tax Code §33.41 by City of Fort Worth, Tarrant County, Fort Worth ISD, Tarrant County Hospital District, Tarrant Regional Water District and Tarrant County College District vs. Precision Global Corporation — Case 048-D51771-26, Tarrant County District Court."
Class C — Contextual Flags (×2) — −1 Each
C
Flag C-1 · C1
Pressure / FOMO Tactics — "SEE IF YOU QUALIFY" + "ACCREDITED ONLY" Urgency Framing
The Facebook ad calls-to-action use urgency and exclusivity framing designed to trigger fear-of-missing-out (FOMO) without providing material risk information. "ACCREDITED ONLY" in red text in the upper-right corner of the primary ad creates artificial scarcity, while "SEE IF YOU QUALIFY" functions as a soft close. The investor qualification funnel (Ad #3) asks only "Are you an accredited investor?" before moving to a call-scheduling step — providing zero disclosure about Brian Sullivan's regulatory history or unpaid tax litigation.
"SEE IF YOU QUALIFY" — Precision Global Corporation Facebook Ad CTA (Ad #1); "ACCREDITED ONLY" — top-right badge on primary ad creative
C
Flag C-2 · C2
Vague Use of Proceeds / No Transparent Portfolio Disclosure in Ads
The Facebook ad materials provide no specific use of proceeds, no identified properties with confirmed ownership, no third-party audited financials, and no disclosure of the principal's (Brian Sullivan's) regulatory history in prior securities violations in Washington State and Iowa. The claim of "CubeSmart-operated facilities" functions as a substitute for actual operational disclosure — borrowing a brand's credibility in lieu of substance.
The DES Storage Income Fund 2 PPM (a competing fund reviewed in this analysis) provides a structural comparison: Rule 506(c) competing fund with more detailed disclosure framework, demonstrating that proper disclosure is available and standard in this asset class — making PGC's omissions more notable.
§5 14-Property Portfolio — County Title Records
The $10 consideration deed transfers deserve particular attention: five properties (Clute TX, San Antonio TX, Fort Worth Watauga TX, Royse City TX, and Tallahassee FL) all show grantor-to-grantee transfers with $10.00 stated consideration. This is the classic indicator of non-arm's-length related-party transfers, designed to obscure true transaction values and potentially inflate reported AUM.
101 Brazosport Blvd N, Clute TX · Brazoria County
101 BRAZOSPORT CLUTE LLC
APN6826-0400-000
Mailing Hub9355 JACKSBORO HWY FW
Tax Status$32,475.18 UNPAID (2025)
Chain Deed #1$10 Consideration (6/29/2021)
Est. Value$2.16M (2026)
12100 FM 1826, Austin TX · Travis County
A A A STORAGE FM 1826 LLC
APN338642
Mailing Hub4203 SPINNAKER CV AUSTIN
Tax StatusALL TAXES PAID
12950 Potranco Rd, San Antonio TX · Bexar County
POTRANCO SELF STORAGE LLC
APN04358-100-0030
Mailing1422 E Grayson St #500 SA
Tax Status$26,580.01 UNPAID (2025)
Chain Deed #1$10 Consideration (5/5/2005)
1720 Watauga Rd, Fort Worth TX · Tarrant County
PANTHER CITY STORAGE LLC
APN01583476
Mailing Hub9355 JACKSBORO HWY FW
Tax Status$1,026.29 UNPAID (2025)
Chain Deed #1$10 Consideration (8/15/2013)
2101 W FM Rd 1626, TX · Travis County
A A A STORAGE FM 1626 LLC
APN912000
Mailing Hub4203 SPINNAKER CV AUSTIN
Tax StatusALL TAXES PAID
2292 FM 1777, Royse City TX · Collin County
FM 1777 JOSEPHINE STORAGE LLC
APNR-12756-00A-0010-1
MailingN/A
Tax StatusALL TAXES PAID
Est. Value$4.1M (2026)
2516 Lakeshore Dr, Tallahassee FL · Leon County
TALLAHASSEE NHHI LLC
APN21-14-51-000-020.0
Mailing2001 KILLEBREW DR #170
MINNEAPOLIS MN 55425
MINNEAPOLIS MN 55425
Tax Status$452,432.60 UNPAID
(Tax Years 2024–2025)
(Tax Years 2024–2025)
Chain Deed #1$10 Consideration (11/5/2010)
25520 Richards Rd, Spring TX · Montgomery County
JMA WOODLAND RV LLC & AAA STORAGE & RV WOODLAND LLC
APN8175-48
Mailing Hub4203 SPINNAKER CV AUSTIN
Tax StatusALL TAXES PAID
27918 State Road 52, San Antonio FL · Pasco County
SAN ANTONIO STORAGE HOLDINGS LLC
APN12-25-19-0000-00900-00J0
Mailing20145 OFFICE CIR #1
GEORGETOWN DE 19947
GEORGETOWN DE 19947
Tax StatusNot Determined
3501 Tin Top Hwy, Granbury TX · Hood County
3501 TIN TOP STORAGE LLC
APNR000095861
Mailing Hub9355 JACKSBORO HWY FW
Tax Status$22,768.21 UNPAID (2025)
Est. Value$610/mo Rental Listing (2023 build)
3733 SW Plaza Dr, Topeka KS · Shawnee County
37TH WHITE LAKES LLC (prev: 37NORTH WHITE LAKES LLC)
APN146-24-0-10-01-006-010
Mailing1200 SOVEREIGN ROW
OKLAHOMA CITY OK
OKLAHOMA CITY OK
Tax StatusNot Determined
3969 Boat Club Rd, Fort Worth TX · Tarrant County
PRH IX LLC
APN40933695
MailingPO BOX 3863
RANCHO SANTA FE CA 92067
RANCHO SANTA FE CA 92067
Tax StatusALL TAXES PAID
4745 State Road 16 #A, Saint Augustine FL · St. Johns County
ST. AUGUSTINE STORAGE HOLDINGS LLC (prev: A-A-A STORAGE SR-16 LLC)
APN028390-0030
Mailing1 OFFICE PARK CIR #300
MOUNTAIN BRK AL 35223
MOUNTAIN BRK AL 35223
Tax StatusNot Determined
Est. Value$4.97M (2022 build)
9109 FM 1283, Pipe Creek TX · Bandera County
9101 FM 1283 LAKEHILLS LLC
APN160814
Mailing Hub9355 JACKSBORO HWY FW
Tax Status$22,768.21 UNPAID (2025)
Chain Deed #1$10 Consideration (3/12/2013)
§6 Entity Network & Mailing Address Hub Analysis
Three mailing address hubs provide the key common-control evidence across the fragmented LLC network. Multiple unrelated-named LLCs routing mail to the same address is the classic indicator of centralized operational control behind a facade of independent entity ownership.
🏭 HUB 1: 9355 JACKSBORO HWY, FORT WORTH TX 76135-4707
4 Properties / LLCs route mail to this address
• 101 BRAZOSPORT CLUTE LLC — 101 Brazosport Blvd N, Clute TX ($32,475 unpaid)
• PANTHER CITY STORAGE LLC — 1720 Watauga Rd, Fort Worth TX ($1,026 unpaid)
• 3501 TIN TOP STORAGE LLC — 3501 Tin Top Hwy, Granbury TX ($22,768 unpaid)
• 9101 FM 1283 LAKEHILLS LLC — 9109 FM 1283, Pipe Creek TX ($22,768 unpaid)
• PANTHER CITY STORAGE LLC — 1720 Watauga Rd, Fort Worth TX ($1,026 unpaid)
• 3501 TIN TOP STORAGE LLC — 3501 Tin Top Hwy, Granbury TX ($22,768 unpaid)
• 9101 FM 1283 LAKEHILLS LLC — 9109 FM 1283, Pipe Creek TX ($22,768 unpaid)
⚠ All 4 hub properties have UNPAID 2025 taxes — total $79,037.69 unpaid at Hub 1 alone
🏭 HUB 2: 4203 SPINNAKER CV, AUSTIN TX 78731-5130
4 Properties / LLCs route mail to this address
• A A A STORAGE FM 1826 LLC — 12100 FM 1826, Austin TX (taxes paid)
• A A A STORAGE FM 1626 LLC — 2101 W FM Rd 1626, TX (taxes paid)
• JMA WOODLAND RV LLC & AAA STORAGE & RV WOODLAND LLC — 25520 Richards Rd, Spring TX (taxes paid)
• A A A STORAGE FM 1626 LLC — 2101 W FM Rd 1626, TX (taxes paid)
• JMA WOODLAND RV LLC & AAA STORAGE & RV WOODLAND LLC — 25520 Richards Rd, Spring TX (taxes paid)
✓ Hub 2 properties show taxes paid — note "A A A Storage" branding distinct from CubeSmart marketing
🏢 HUB 3 / PRINCIPAL: 106 W KAUFMAN ST, ROCKWALL TX 75087-3032
Precision Global Corporation principal address; also Brian Sullivan's primary residence on background report
• Precision Global Corporation — Texas corporation, Plaintiff in NDTX Case 3:24-cv-02424-E
• Brian Timothy Sullivan — 106 W Kaufman St is listed as his primary address on background report
• Multiple Reg D filings link PGC entities to this address
• Brian Timothy Sullivan — 106 W Kaufman St is listed as his primary address on background report
• Multiple Reg D filings link PGC entities to this address
Remote / Out-of-State LLC Mailing Addresses
Leon County, FL
TALLAHASSEE NHHI LLC
2001 Killebrew Dr #170
Minneapolis, MN 55425
$452,432.60 unpaid taxes
Minneapolis, MN 55425
$452,432.60 unpaid taxes
Pasco County, FL
SAN ANTONIO STORAGE HOLDINGS LLC
20145 Office Cir #1
Georgetown, DE 19947
Georgetown, DE 19947
St. Johns County, FL
ST. AUGUSTINE STORAGE HOLDINGS LLC
1 Office Park Cir #300
Mountain Brook, AL 35223
Est. Value: $4.97M
Mountain Brook, AL 35223
Est. Value: $4.97M
Shawnee County, KS
37TH WHITE LAKES LLC
1200 Sovereign Row
Oklahoma City, OK
(prev: 37NORTH WHITE LAKES LLC)
Oklahoma City, OK
(prev: 37NORTH WHITE LAKES LLC)
Tarrant County, TX
PRH IX LLC
PO Box 3863
Rancho Santa Fe, CA 92067
All taxes paid
Rancho Santa Fe, CA 92067
All taxes paid
Bexar County, TX
POTRANCO SELF STORAGE LLC
1422 E Grayson St #500
San Antonio, TX 78208
$26,580 unpaid taxes
San Antonio, TX 78208
$26,580 unpaid taxes
§7 27 Reg D Filings — Deal Churn Analysis
The 27-filing Reg D portfolio reflects a pattern of perpetual fund-launch activity across a decade-plus of securities-related operations. Key CIK references:
CIK 1
CIK 1918563 — First PGC Reg D Filing (2022)
https://www.sec.gov/Archives/edgar/data/1918563/000191856322000001/ — earliest PGC entity filing, Batch One
CIK 2
CIK 2009498 — Second Batch PGC Filings (2024)
https://www.sec.gov/Archives/edgar/data/2009498/000200949824000001/ — Precision Batch Two filing, filed 2024
TCR
SEC TCR Submission #17812-228-558-202
Filed June 11, 2026 — Barry Minkow / InvestSafe, SEC Office of the Whistleblower. Fort Worth Regional Office notified. All 27 Reg D filings attached as exhibits.
Deal Churn Pattern: Each new PGC fund launch creates a new vehicle to collect investor capital, with management fees, promote fees, and acquisition fees extracted from each new offering. The 27-filing count over approximately 4 years (2022–2026) represents an entity-per-quarter launch rate — consistent with Ponzi-adjacent structures that require continuous new capital to service distributions to existing investors.
§8 Civil Litigation Profile
City of Fort Worth Tax Lawsuit
City of Fort Worth et al. v. Precision Global Corporation
Case: 048-D51771-26 · Tarrant County District Court
Filed: May 26, 2026 · Thomas A. Wilder, District Clerk
Basis: Recovery of delinquent ad valorem taxes under Tex. Tax Code §33.41
Plaintiffs: City of Fort Worth · Tarrant County · Fort Worth ISD · Tarrant County Hospital District · Tarrant Regional Water District · Tarrant County College District
Significance: Multiple taxing units suing simultaneously = systematic non-payment of obligations while soliciting new investor capital
Filed: May 26, 2026 · Thomas A. Wilder, District Clerk
Basis: Recovery of delinquent ad valorem taxes under Tex. Tax Code §33.41
Plaintiffs: City of Fort Worth · Tarrant County · Fort Worth ISD · Tarrant County Hospital District · Tarrant Regional Water District · Tarrant County College District
Significance: Multiple taxing units suing simultaneously = systematic non-payment of obligations while soliciting new investor capital
"Plaintiff(s) intend to recover delinquent ad valorem taxes, penalties, interest, attorney fees and court costs on the above described property..." — Original Petition, Case 048-D51771-26
NDTX Federal Civil Suit
Precision Global Corporation v. Direct Equity Source Corporation
Case: 3:24-cv-02424-E · NDTX, Dallas Division
Filed: September 25, 2024
Plaintiff: Precision Global Corporation (PGC as plaintiff)
Defendant: Direct Equity Source Corporation
PGC Address Confirmed: 106 W Kaufman Street, Rockwall, TX 75087
Significance: PGC is actively litigating in federal court, confirming corporate existence and operational activity as of 2024. Jury demand filed. The lawsuit demonstrates PGC's willingness to pursue legal action against competitors in the self-storage capital-raising space.
Filed: September 25, 2024
Plaintiff: Precision Global Corporation (PGC as plaintiff)
Defendant: Direct Equity Source Corporation
PGC Address Confirmed: 106 W Kaufman Street, Rockwall, TX 75087
Significance: PGC is actively litigating in federal court, confirming corporate existence and operational activity as of 2024. Jury demand filed. The lawsuit demonstrates PGC's willingness to pursue legal action against competitors in the self-storage capital-raising space.
§9 Key Principals
Brian Timothy Sullivan
Principal / Operator — Precision Global Corporation
DOB: September 1963 (Age ~62)
SSN: 353-62-#### (redacted)
Primary Address: 106 W Kaufman St, Rockwall TX 75087-3032
Secondary: 1420 Fairlakes Pointe Dr, Rockwall TX; 14 Canal View Dr, Grand Lake CO
Total Addresses: 26 on record
Background Indicators:
• Criminal/Traffic Conviction: YES
• Bankruptcy: YES
• Property: YES · Corporate Affiliation: No (per report)
Regulatory Actions:
• WA State DFI C&D Order S-07-351-09-SC01 (2009) — Fairfield Energy / TM4500 Rig Acquisition JV / Brian Sullivan — violations of Washington Securities Act; C&D, fines, costs imposed
• Iowa Cease & Desist — prior securities violations
• City of Fort Worth v. PGC (5/26/2026) — delinquent ad valorem tax lawsuit
Prior Entity: Fairfield Energy Inc. (Washington State, ~2007–2009) — C&D issued 2009
Criminal Conviction
Bankruptcy
WA State C&D 2009
Iowa C&D
Tax Lawsuit 2026
SSN: 353-62-#### (redacted)
Primary Address: 106 W Kaufman St, Rockwall TX 75087-3032
Secondary: 1420 Fairlakes Pointe Dr, Rockwall TX; 14 Canal View Dr, Grand Lake CO
Total Addresses: 26 on record
Background Indicators:
• Criminal/Traffic Conviction: YES
• Bankruptcy: YES
• Property: YES · Corporate Affiliation: No (per report)
Regulatory Actions:
• WA State DFI C&D Order S-07-351-09-SC01 (2009) — Fairfield Energy / TM4500 Rig Acquisition JV / Brian Sullivan — violations of Washington Securities Act; C&D, fines, costs imposed
• Iowa Cease & Desist — prior securities violations
• City of Fort Worth v. PGC (5/26/2026) — delinquent ad valorem tax lawsuit
Prior Entity: Fairfield Energy Inc. (Washington State, ~2007–2009) — C&D issued 2009
Precision Global Corporation
Texas Corporation — Capital Raiser / Fund Sponsor
Address: 106 W Kaufman St, Rockwall TX 75087
State: Texas
Role: Named plaintiff in NDTX Case 3:24-cv-02424-E; defendant in Tarrant County delinquent tax suit (Case 048-D51771-26); capital raiser for 18+ PGC-named Reg D fund entities
Fund Strategy: Advertises self-storage portfolio fund with 18.2% IRR / 8% Preferred Return / $65K minimum — targeting accredited investors via Facebook advertising
Brand Appropriation: CubeSmart (NYSE: CUBE) logo and "CubeSmart-operated facilities" language used in all known ad creatives
SEC TCR: Filed against PGC by Barry Minkow / InvestSafe on June 11, 2026 — Submission #17812-228-558-202, Fort Worth Regional Office
27 Reg D Filings
CubeSmart Branding
State: Texas
Role: Named plaintiff in NDTX Case 3:24-cv-02424-E; defendant in Tarrant County delinquent tax suit (Case 048-D51771-26); capital raiser for 18+ PGC-named Reg D fund entities
Fund Strategy: Advertises self-storage portfolio fund with 18.2% IRR / 8% Preferred Return / $65K minimum — targeting accredited investors via Facebook advertising
Brand Appropriation: CubeSmart (NYSE: CUBE) logo and "CubeSmart-operated facilities" language used in all known ad creatives
SEC TCR: Filed against PGC by Barry Minkow / InvestSafe on June 11, 2026 — Submission #17812-228-558-202, Fort Worth Regional Office
§10 Investor Due Diligence Checklist
FAILED — CubeSmart Partnership Verification: No confirmed management agreement, franchise agreement, or operational contract between Precision Global Corporation / any PGC LLC and CubeSmart Inc. (NYSE: CUBE). Zero title records show CubeSmart ownership. Contact CubeSmart Investor Relations at (610) 293-5700 to verify any claimed relationship.
FAILED — Principal Background Disclosure: Brian Sullivan's criminal conviction, bankruptcy, Washington State DFI C&D (2009), Iowa C&D, and 2026 Fort Worth tax lawsuit are NOT disclosed in Facebook ad materials. Reg D investors must receive material adverse facts about principals under SEC disclosure rules.
FAILED — Property Tax Currency: $557,050+ in unpaid property taxes confirmed across 6 of 14 title-searched properties. Properties with delinquent taxes are at risk of tax lien sale, which would directly subordinate investor equity interests.
FAILED — Audited Financials: No third-party audited financial statements provided or referenced in marketing materials. No NAV verification available for claimed portfolio.
FAILED — 18.2% IRR Track Record: No independent verification, audited track record, or comparable fund performance data supporting the 18.2% Target IRR claim. No GIPS-compliant performance history disclosed.
FAILED — Entity Ownership Transparency: 14 properties are owned by 12+ distinct LLCs, with mailing addresses spanning TX, FL, KS, CA, OK, MN, DE, and AL. No consolidated ownership chart or holding company structure chart provided to prospective investors.
FAILED — SEC Registration / Exemption Disclosure: 27 Reg D filings suggest extensive securities offering history; no disclosure in ads of whether prior offerings fully funded, returned investor capital, or achieved stated returns.
CAUTION — PPM Review Required: Request the full Private Placement Memorandum (PPM) and review for: (a) use of proceeds, (b) management fee waterfall, (c) principal background disclosures, (d) prior fund performance, (e) any reference to CubeSmart licensing/franchising agreements with legal citations.
VERIFIED — Corporate Existence: Precision Global Corporation is a real Texas corporation with confirmed principal address at 106 W Kaufman St, Rockwall TX — confirmed by NDTX court filing Case 3:24-cv-02424-E and Tarrant County tax lawsuit. The entity exists; the fraud indicators concern its principals and marketing practices.
VERIFIED — Some Properties Have Paid Taxes: 5 of 14 properties (Austin Travis County ×2, Spring Montgomery, Royse City Collin, Fort Worth Tarrant/PRH IX) show current tax status. Not all properties are delinquent — the paid-tax properties are disproportionately in the Austin hub.
§11 Regulatory Referrals & Actions
U.S. Securities and Exchange Commission
TCR Submission #17812-228-558-202 — Filed June 11, 2026 by Barry Minkow / InvestSafe via SEC TCR Portal. Office of the Whistleblower + Fort Worth Regional Office (Burnett Plaza, 801 Cherry Street, Suite 1900, Unit 18, Fort Worth TX 76102). Covers CubeSmart false halo, 18.2% IRR, 8% preferred return, Facebook mass advertising, 27 Reg D filings, Sullivan regulatory history, unpaid taxes.
Texas State Securities Board
Texas-registered entities with multiple Texas properties and delinquent state property taxes. PGC's Facebook advertising to Texas residents may trigger Texas Securities Act requirements. 106 W Kaufman St, Rockwall TX 75087 principal address. Referral recommended for investigation of Brian Sullivan's Texas-based solicitation activities in light of prior WA and Iowa C&D history.
Washington State DFI Securities Division
Prior Action: Order S-07-351-09-SC01 (2009) — C&D against Fairfield Energy Inc., TM4500 Rig Acquisition JV, and Brian Sullivan for Washington Securities Act violations. Current Precision Global activities may represent recidivism warranting enhanced regulatory attention. Washington DFI should be notified of Sullivan's new PGC activities.
Iowa Securities Bureau
Prior Action: Iowa Cease & Desist against Brian Sullivan for prior securities violations. Iowa Securities Bureau should be notified of Sullivan's current Precision Global Corporation / PGC fund solicitation activities as potential violation of Iowa C&D order.
Tarrant County Tax Authorities
Case 048-D51771-26 — City of Fort Worth et al. v. Precision Global Corporation, filed 5/26/2026. Active litigation. Additionally: 9355 Jacksboro Hwy properties (Panther City Storage LLC, 3501 Tin Top Storage LLC — also Tarrant/Hood/Bandera county properties) carry delinquent 2025 tax obligations.
CubeSmart, Inc. (NYSE: CUBE) Legal Department
CubeSmart's registered trademark and brand identity are being used without authorization in Facebook advertising for a private Reg D offering. CubeSmart Legal (headquartered in Wayne, PA) should be notified of the unauthorized commercial use of the CubeSmart logo and "CubeSmart-operated facilities" language by Precision Global Corporation.
Florida Office of Financial Regulation
Two Florida properties (Tallahassee — $452,432 delinquent; San Antonio FL — Pasco County) and one Florida LLC with Saint Augustine FL property are within Florida jurisdiction. Florida OFR should review Precision Global's solicitation of Florida-based investors and the Tallahassee property's tax delinquency status.
Kansas Securities Commissioner
37TH WHITE LAKES LLC (prev: 37NORTH WHITE LAKES LLC) owns 3733 SW Plaza Dr, Topeka KS 66609-2006 (Shawnee County, APN 146-24-0-10-01-006-010). Kansas property within PGC's portfolio creates state securities jurisdiction for Kansas Securities Commissioner to review PGC's solicitation activities in Kansas.
§12 Source Documents Index (30+ Sources)
01MKTGFacebook Sponsored Ad #1 — Precision Global Corporation: "PRIVATE ACCESS TO STORAGE INCOME" — CubeSmart logo, 18.2% IRR, 8% Preferred Return, $65K Minimum, "SEE IF YOU QUALIFY" / "ACCREDITED ONLY" (2025–2026)
02MKTGFacebook Sponsored Ad #2 — Precision Global Corporation: "INVEST IN WHAT PEOPLE USE — Self-storage facilities. Brand-name operations." — CubeSmart logo, 360+ likes, Forbes/Yahoo/AP/Inc.5000 logos (2025–2026)
03MKTGFacebook Investor Qualification Funnel — "FILL OUT THIS SHORT FORM (1–2 MIN) & Schedule Your Call Now" — Accredited investor screening (2025–2026)
04TITLETitle Search Report — 101 BRAZOSPORT BLVD N, CLUTE TX 77531-3745 — Brazoria County — APN 6826-0400-000 — 101 BRAZOSPORT CLUTE LLC — $32,475.18 UNPAID 2025 taxes — Chain: JPNANU PROPERTIES LLC → 101 N BRAZOSPORT LLC ($10) → subsequent deeds
05TITLETitle Search Report — 12100 FM 1826, AUSTIN TX 78737-3820 — Travis County — APN 338642 — A A A STORAGE FM 1826 LLC — 4203 SPINNAKER CV Austin mailing — ALL TAXES PAID
06TITLETitle Search Report — 12950 POTRANCO RD, SAN ANTONIO TX 78253 — Bexar County — APN 04358-100-0030 — POTRANCO SELF STORAGE LLC — $26,580.01 UNPAID 2025 taxes — Chain: NORVAL L HAILE → ROCKWALD LTD ($10, 5/5/2005) → POTRANCO
07TITLETitle Search Report — 1720 WATAUGA RD, FORT WORTH TX 76106-7562 — Tarrant County — APN 01583476 — PANTHER CITY STORAGE LLC — 9355 JACKSBORO HWY mailing — $1,026.29 UNPAID 2025 taxes — Chain: UNITED RENTALS REALTY LLC → TRIPLE NET POWERSPORTS LP ($10, 8/15/2013)
08TITLETitle Search Report — 2101 W FM RD 1626, TX — Travis County — APN 912000 — A A A STORAGE FM 1626 LLC — 4203 SPINNAKER CV Austin mailing — ALL TAXES PAID
09TITLETitle Search Report — 2292 FM 1777, ROYSE CITY TX 75189-3891 — Collin County — APN R-12756-00A-0010-1 — FM 1777 JOSEPHINE STORAGE LLC — ALL TAXES PAID
10TITLETitle Search Report — 2516 LAKESHORE DR, TALLAHASSEE FL 32312-2104 — Leon County — APN 21-14-51-000-020.0 — TALLAHASSEE NHHI LLC — 2001 KILLEBREW DR #170 Minneapolis MN mailing — $452,432.60 UNPAID 2024–2025 — Chain: TALLAHASSEE HOTEL PARTNERS INC → NTR HOSPITALITY LLC ($10, 11/5/2010)
11TITLETitle Search Report — 25520 RICHARDS RD, SPRING TX 77386-2637 — Montgomery County — APN 8175-48 — JMA WOODLAND RV LLC & AAA STORAGE & RV WOODLAND LLC — 4203 SPINNAKER CV Austin mailing — ALL TAXES PAID
12TITLETitle Search Report — 27918 STATE ROAD 52, SAN ANTONIO FL 33576-7992 — Pasco County — APN 12-25-19-0000-00900-00J0 — SAN ANTONIO STORAGE HOLDINGS LLC — 20145 OFFICE CIR #1 Georgetown DE mailing
13TITLETitle Search Report — 3501 TIN TOP HWY, GRANBURY TX 76048-3705 — Hood County — APN R000095861 — 3501 TIN TOP STORAGE LLC — 9355 JACKSBORO HWY mailing — $22,768.21 UNPAID 2025 taxes
14TITLETitle Search Report — 3733 SW PLAZA DR, TOPEKA KS 66609-2006 — Shawnee County — APN 146-24-0-10-01-006-010 — 37TH WHITE LAKES LLC (prev: 37NORTH WHITE LAKES LLC) — 1200 SOVEREIGN ROW Oklahoma City mailing
15TITLETitle Search Report — 3969 BOAT CLUB RD, FORT WORTH TX 76135-3202 — Tarrant County — APN 40933695 — PRH IX LLC — PO BOX 3863 Rancho Santa Fe CA mailing — ALL TAXES PAID
16TITLETitle Search Report — 4745 STATE ROAD 16 #A, SAINT AUGUSTINE FL 32092-0607 — St. Johns County — APN 028390-0030 — ST. AUGUSTINE STORAGE HOLDINGS LLC (prev: A-A-A STORAGE SR-16 LLC) — 1 OFFICE PARK CIR #300 Mountain Brook AL mailing — Est. Value $4.97M
17TITLETitle Search Report — 9109 FM 1283, PIPE CREEK TX 78063 — Bandera County — APN 160814 — 9101 FM 1283 LAKEHILLS LLC — 9355 JACKSBORO HWY mailing — $22,768.21 UNPAID 2025 taxes — Chain: LINDA LEE JACOBSON → F.D. FRANKS AND HELEN FRANKS ($10, 3/12/2013) → 9101 FM 1283 LAKEHILLS LLC (5/6/2022)
18BG RPTComprehensive Background Report — MR BRIAN TIMOTHY SULLIVAN — Person ID 2460968909 — May 19, 2026 — GLBA: Fraud Prevention or Detection — Criminal/Traffic Conviction: YES · Bankruptcy: YES · 26 address records — Primary: 106 W KAUFMAN ST, ROCKWALL TX 75087
19GOVWashington State DFI Securities Division — ORDER NUMBER S-07-351-09-SC01 — Statement of Charges and Notice of Intent to Issue Cease and Desist, Impose Fines, and Charge Costs — Respondents: Fairfield Energy Inc., TM4500 Rig Acquisition Joint Venture LLC, Brian Sullivan — 2009 — Securities Act of Washington violations
20GOVIowa Cease & Desist Order — Brian Sullivan — Prior securities violations — Iowa Securities Bureau — (iowa cease and desist sullivan.pdf)
21GOVSEC TCR Submission Confirmation — Submission Number: 17812-228-558-202 — SEC Office of the Whistleblower — Barry Minkow / InvestSafe — June 11, 2026 — Step 7 of 7 Complete — Filed via TCR Portal covering PGC / Brian Sullivan / CubeSmart false halo / Reg D violations
22GOVSEC TCR Full Document — Barry'sPrecisionGlobalRteRockFinal.docx — June 11, 2026 — Complainant: Barry Minkow, InvestSafe, Las Vegas NV — Submitted to SEC Fort Worth Regional Office (Burnett Plaza, 801 Cherry Street, Suite 1900, Unit 18, Fort Worth TX 76102)
23LEGALCity of Fort Worth et al. v. Precision Global Corporation — Case 048-D51771-26 — Tarrant County District Court — Filed 5/26/2026 — Thomas A. Wilder, District Clerk — Recovery of delinquent ad valorem taxes under Tex. Tax Code §33.41 — 6 taxing units as plaintiffs
24LEGALPrecision Global Corporation v. Direct Equity Source Corporation — Case 3:24-cv-02424-E — NDTX, Dallas Division — Filed September 25, 2024 — PGC as plaintiff at 106 W Kaufman Street, Rockwall TX 75087 — Jury demand filed
25CORPSEC Reg D Filing — CIK 1918563 — First PGC Batch (2022) — https://www.sec.gov/Archives/edgar/data/1918563/000191856322000001/ — 11 filings documented in "Precision first 11 SEC filings.docx"
26CORPSEC Reg D Filing — CIK 2009498 — Second PGC Batch (2024) — https://www.sec.gov/Archives/edgar/data/2009498/000200949824000001/ — 16 additional filings in "Precision Batch Two SEC filings.docx" — Total: 27 Reg D filings (18 PGC-specific)
27PPMDES Storage Income Fund II, LLC — Confidential Private Placement Memorandum — Rule 506(c) competing self-storage fund — Reviewed as structural comparator for Precision Global's offering format and disclosure standards
28PROPProperty Report — 101 BRAZOSPORT BLVD N #AB, Clute TX 77531 — Prepared April 8, 2026 — Est. Value $2.16M · Built 2023 · Commercial 7,150 sq ft — Current owners: Hidayah Properties Clute LLC, Summit Capital 610 LLC, Daz Real Estate LLC (ownership post-PGC)
29PROPProperty Report — 2292 FM 1777, Royse City TX 75189 — Prepared April 8, 2026 — Est. Value $4.1M · Built 2023 · Commercial 110,100 sq ft — Current / recent owners: LOCKSITE LLC (dba IBEX Storage), FM 1777 JOSEPHINE STORAGE LLC
30PROPProperty Report — 3501 Tin Top Hwy, Granbury TX 76048 — Prepared April 8, 2026 — $610/mo rental listing · Built 2023 · Commercial 64,617 sq ft — Current owners: 3501 Tin Tops Storage LLC (2021–present)
31PROPProperty Report — 4745 State Rd 16, St. Augustine FL 32092 — Prepared April 8, 2026 — Est. Value $4.97M · Built 2022 · Industrial 31,790 sq ft — Current/recent owners: Christine Ann Holder (Age 60), Scott A Holder (Age 57) — ST. AUGUSTINE STORAGE HOLDINGS LLC
32DATAPrecision Global Corporation — Excel Portfolio Spreadsheet (precision.xlsx) — Submitted as part of TCR evidence package — Contains portfolio entity and financial data as compiled by submitting party
⚠️ Disclaimer: This Case Study #10 report is provided for educational and investor protection purposes only. All information is derived from publicly available county title records, SEC regulatory filings, court documents, state securities regulatory orders, and documents provided by the submitting party (Barry Minkow / InvestSafe SEC TCR #17812-228-558-202). Property ownership information reflects county assessor/recorder data as of 2025–2026. The Minkow 1-10 scoring system is a proprietary due diligence methodology. This report does not constitute legal advice. CubeSmart (NYSE: CUBE) is a publicly-traded REIT and is referenced solely to document the unauthorized use of its brand identity in Precision Global Corporation marketing materials; CubeSmart is not accused of any wrongdoing. Investors should consult independent legal counsel and conduct their own verification before making any investment decisions. The existence of fraud indicators does not constitute proof of criminal wrongdoing; however, it does warrant heightened due diligence and consultation with securities regulatory authorities before committing any capital.