BCL-HOME REHAB LLC v. KENNETH FIXLER

CourtUnited States Bankruptcy Court, N.D. Illinois
DecidedJuly 22, 2022
Docket19-36659
StatusUnknown

This text of BCL-HOME REHAB LLC v. KENNETH FIXLER (BCL-HOME REHAB LLC v. KENNETH FIXLER) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
BCL-HOME REHAB LLC v. KENNETH FIXLER, (Ill. 2022).

Opinion

UNITED STATES BANKRUPTCY COURT NORTHERN DISTRICT OF ILLINOIS EASTERN DIVISION In re: ) Chapter 7 ) KENNETH FIXLER, ) No. 19 B 36659 ) Debtor. ) ______________________________________ ) ) BCL-HOME REHAB LLC, ) ) Plaintiff, ) ) v. ) No. 21 A 215 ) KENNETH FIXLER, ) ) Defendant. ) Judge Goldgar MEMORANDUM OPINION Before the court for ruling is the motion of defendant Kenneth Fixler to dismiss the adversary complaint of plaintiff BCL-Home Rehab LLC. Home Rehab was a real estate venture. Fixler was a member of Home Rehab and controlled its operations. After his aggressive business plan allegedly ran Home Rehab into the ground, Fixler filed a chapter 7 bankruptcy case. In its complaint, Home Rehab alleges that Fixler owes the company debts for his share of the business losses and for money the company lent him, debts that are nondischargeable. For the reasons below, Fixler’s motion will be granted and the complaint dismissed. Home Rehab will be given leave to amend some but not all of its claims. 1. Jurisdiction The court has subject matter jurisdiction under 28 U.S.C. § 1334(b) and the district court’s Internal Operating Procedure 15(a). This is a core proceeding. 28 U.S.C. § 157(b)(2)(I). 2. Facts On a Rule 12(b)(6) motion to dismiss, all well-pleaded factual allegations in the complaint are taken as true, and all reasonable inferences are drawn in the plaintiff’s favor. Jacquet v. Green Bay Area Catholic Educ., Inc., 996 F.3d 802, 807 (7th Cir. 2021). Also fair

game are exhibits to the complaint and facts that can be judicially noticed. Kuebler v. Vectren Corp., 13 F.4th 631, 636 (7th Cir. 2021). These sources allege the following facts. a. Home Rehab and Fixler

Home Rehab is an Illinois limited liability company that bought foreclosed single-family homes, rehabbed them, and sold them for profit. (Compl. ¶¶ 5, 13). Barnett Capital Ltd. is Home Rehab’s parent company. (Id. ¶ 7). Home Rehab funded its operations through loans from another Barnett Capital affiliate, BCL-Operations LLC. (Id. ¶ 15). Home Rehab then repaid the loans with revenue from property sales. (Id.). Joel Barnett is Barnett Capital’s chairman and president and a member of Home Rehab.1 (Id. ¶ 8). Kenneth Fixler is a long-time member of the real estate industry (id. ¶¶ 10-11) and someone Barnett had known for decades (id. ¶ 9). (Their wives are first cousins. (Id. ¶ 9)). In

2009, Fixler came to work for Home Rehab. (Id. ¶ 13). He bought properties and oversaw their reconstruction and resale. (Id. ¶ 14). The next year, Fixler became Home Rehab’s president and assumed responsibility for its operations. (Id. ¶ 16). He was also given a 20% membership interest in the company. (Id. ¶ 17). Rather than pay for his interest, Fixler personally guaranteed his portion of the loans Home

1 Home Rehab attaches to the complaint an operating agreement dated January 1, 2017. (Ex. 5). The agreement lists the other members of Home Rehab as of that date. Neither the Rehab obtained from Operations. (Id.). As a member, Fixler received a pro rata share of Home Rehab’s profits and also guaranteed repayment of his pro rata share of any losses. (Id. ¶ 18). Fixler represented to Barnett and the other Home Rehab members that he had the means to take on the risk associated with his ownership interest. (Id. ¶ 19).

b. Home Rehab’s Entry into the Luxury Home Market For the next four years, Home Rehab’s operations went well. The company bought, rehabbed, and sold around 150 homes, generating roughly $5 million in profits for its members. (Id. ¶ 22).

In early 2014, Fixler had a strategic discussion with the other Home Rehab members in which he proposed to expand the business into the luxury home market. (Id. ¶¶ 23-24). Fixler’s proposal assumed that Home Rehab could rehab and sell homes more quickly than it had. (Id. ¶ 25; Ex. 1). Fixler also intended to reduce costs by using in-house contractors instead of general contractors. (Id. ¶ 26). He prepared a business plan based on the new timelines and lower costs. (Id. ¶ 25; Ex. 1). Given Fixler’s past success and his new business plan, Barnett Capital agreed to have Operations lend Home Rehab more funds, procure third-party financing for Home Rehab, and

hire an extensive in-house contracting staff. (Id. ¶ 27). Over the next year or so, Operations lent the funds and hired the staff. (Id. ¶ 32). Barnett Capital arranged the promised third-party financing. (Id.). As Home Rehab’s president, Fixler was the only Home Rehab member involved in daily business operations. (Id. ¶¶ 28, 30). He found the properties, staffed the company, oversaw the construction staff and subcontractors, and arranged and oversaw property sales. (Id.). He also maintained written status reports on Home Rehab’s projects. (Id. ¶ 31). The reports reflected the costs, timelines, and projected profits for each property in the company’s portfolio. (Id.; e.g., Ex. 2). Fixler periodically updated Home Rehab’s other members on business operations and consulted them about strategy. (Compl. ¶ 20). Because of his personal involvement in the

operation, Fixler knew more about company performance than the other members. (Id. ¶ 31). In early 2014, Home Rehab implemented the new business plan under the name “Barnett Homes” and began rapidly acquiring new properties. (Id. ¶ 29). In 2014 and early 2015 alone, Home Rehab spent more than $40 million to acquire seventy-four properties. (Id. ¶ 33). That sum was more than double the value of inventory the company had acquired during the previous five years. (Id.). Fixler planned to sell fifteen of the seventy-four homes for $2 million each. (Id. ¶ 34). But he knew or should have known that the Chicago market would not support prices that high. (Id.). In the fall of 2015, the other Home Rehab members met with Fixler to discuss their

concerns about the fifteen homes and the pace of acquisitions. (Id. ¶ 35). They also wanted to check on his business plan. (Id.). At the meeting, Fixler insisted that his plan was sound and the pace of acquisitions in line with achievable sales. (Id. ¶ 36). He expressed confidence that the properties acquired would produce the profits his plan contemplated. (Id.). Because Fixler, a part owner of the company and guarantor of its loan obligations, had “skin in the game,” and because he was “family,” the other members were reassured. (Id. ¶ 37). Based on Fixler’s expressions of confidence and projections of profitability, Home Rehab continued to have access to the financial resources of Operations and the third-party lenders. (Id. ¶ 38).

c. Home Rehab’s Decline Unfortunately, Fixler’s confidence was misplaced. Throughout 2015 and into 2016, Fixler failed to keep Home Rehab on schedule. (Id. ¶¶ 39-40). By early 2016, Fixler knew (or should have known) that the average holding time for the properties would be two years or more. (Id. ¶ 40). Still, he continued to tell the other Home Rehab members and the outside lenders that Home Rehab would turn a $12 million profit on homes sold through the end of 2016. (Id. ¶¶ 40,

42; see Ex. 3). During most of 2016, Fixler hid from the other members that he had improperly managed the construction schedule and estimated carrying costs, and Home Rehab was expecting losses that year. (Compl. ¶ 43). In reliance, Home Rehab allowed Fixler “to remain at the helm” of its operations. (Id. ¶ 92). Because he stayed in control, the company continued to incur debt and continued to suffer financial losses from Fixler’s “actions (or inaction) with respect to the construction of [Home Rehab’s] properties.” (Id.). In September 2016, Fixler finally admitted to the other members there would be no promised profits. (Id. ¶ 44).

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BCL-HOME REHAB LLC v. KENNETH FIXLER, Counsel Stack Legal Research, https://law.counselstack.com/opinion/bcl-home-rehab-llc-v-kenneth-fixler-ilnb-2022.