D.A.N. Joint Venture III, L.P. v. Touris

CourtDistrict Court, N.D. Illinois
DecidedMarch 25, 2020
Docket1:18-cv-00349
StatusUnknown

This text of D.A.N. Joint Venture III, L.P. v. Touris (D.A.N. Joint Venture III, L.P. v. Touris) is published on Counsel Stack Legal Research, covering District 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
D.A.N. Joint Venture III, L.P. v. Touris, (N.D. Ill. 2020).

Opinion

IN THE UNITED STATES DISTRICT COURT FOR THE NORTHERN DISTRICT OF ILLINOIS EASTERN DIVISION

D.A.N. JOINT VENTURE III, L.P., ) ) Plaintiff, ) Case No. 18-cv-349 ) v. ) Judge Robert M. Dow, Jr. ) DORETHA TOURIS, et al.., ) ) Defendants. ) )

MEMORANDUM OPINION AND ORDER

For the reasons set forth below, Defendant Berman Pritikin Mirabelli Swerdlove LLP’s (“BPMS”) motion to dismiss [130] the claims against it in the second amended complaint is denied in part (as to Count I and IV) and granted in part (as to Counts V and VI). This case is set for further status on April 24, 2020 at 9:00 a.m. Counsel are requested to file a joint status report no later than April 21, 2020. I. Background12 Plaintiff D.A.N. Joint Venture III, L.P. (“DJV” or “Plaintiff”) brings claims as the assignee of Chapter 7 Trustee Richard M. Fogel. Plaintiff contends that Nicholas S. Gouletas (“Gouletas” or the “Debtor”) engaged in a complicated scheme to hide, transfer, and otherwise shield his assets from the claims of certain of his judgment creditors by transferring more than $2,000,000 in cash

1 For purposes of ruling on Defendant’s motions to dismiss, the Court accepted as true all of Plaintiff’s well-pleaded factual allegations and drew all reasonable inferences in Plaintiff’s favor. Killingsworth v. HSBC Bank Nevada, N.A., 507 F.3d 614, 618 (7th Cir. 2007).

2 The second amended complaint alleges multiple schemes to defraud creditors with a variety of participants. In this order, the Court provides only the allegations and facts relevant to resolving BPMS’s motion to dismiss. and other assets to his friends, relatives, and a select group of creditors. [120, at ¶ 1.] Plaintiff brings claims for (i) avoidance of fraudulent transfers pursuant to 740 ILCS 160/5(a)(1); (ii) avoidance of fraudulent transfers pursuant to 740 ILCS 160/6(a); (iii) civil conspiracy to commit fraud; (iv) aiding and abetting fraud; (v) refund of funds owed to the Chapter 7 Trustee; and (vi) reimbursement of funds owed to Gouletas prior to the time that he filed for bankruptcy.

Gouletas is the owner and control person of a large group of companies generally referred to as “American Invsco” that were involved in condominium conversions and various other real estate developments in more than 40 cities throughout the United States. [120, at ¶ 7.] On December 19, 2013, citations to discover assets were issued to Gouletas in connection with two lawsuits against him. [Id. at ¶ 16.] As of late December 2013, Gouletas was prohibited from transferring his assets by virtue of the citations issued against him. [Id.] In another citation to discover assets dated June 5, 2014, Gouletas was instructed: YOU ARE PROHIBITED from making or allowing any transfer or other disposition of * * * any property not exempt from execution * * * belonging to the judgment debtor [Gouletas] or to which the judgment debtor may be entitled or which may be acquired by or become due to the judgment debtor * * *, until further order of Court or termination of the proceedings.

[Id. at ¶ 18.] Plaintiff challenges numerous actions Gouletas allegedly took to improperly transfer assets after these citations were issued against him. Defendant Beermann Pritikin Mirabelli Swerdlove LLP (“BPMS”) is an Illinois limited liability partnership engaged in the practice of law with its principal place of business in Chicago, Illinois. [Id. at ¶ 6.10.] Howard Teplinsky, who was a partner at BPMS, represented Gouletas in several of the transactions at issue in this case. [Id. at ¶ 16.] BPMS is a defendant as to Counts I and IV seeking to avoid fraudulent transfers, Count V seeking to impose liability for civil conspiracy, and Count VI seeking to impose aider-and-abettor liability. A. HBI-Parking Lot Mortgage Defendant 800 South Wells Phase II, LLC (“800 SWP”) owned a 1.77 acre, 126-space parking lot at 800 South Wells Street in Chicago (the “Parking Lot”). [Id. at ¶ 37.] Gouletas was the manager, sole member, and control person of 800 SWP. [Id.] As of November 1, 2009, there was only one mortgage against the Parking Lot, which was in favor of River City Investors, LLC

(“RCI”) in the original principal amount of $2,000,000.00 (the “RCI Mortgage”). [Id. at ¶ 38.] In November 2009, Gouletas had another entity he controlled—Defendant Home By Invsco, Inc. (“HBI”)—place a false mortgage against the Parking Lot in the amount of $2,177,700 (the “HBI Second Mortgage”). [Id.] HBI was owned and controlled by Gouletas. [Id.] While Gouletas signed the HBI Second Mortgage on November 1, 2009, the internal financial documents of Gouletas’s enterprise—American Invsco, which included 800 SWP and HBI—did not reflect any indebtedness supposedly owed to HBI on the HBI Second Mortgage. [Id. at ¶¶ 39-40.] In late 2014, a third party offered to purchase the Parking Lot for $7,750,000. [Id. at ¶ 41.] With the RCI Mortgage and other expenses of the sale totaling approximately $5,711,000,

Gouletas and Teplinsky came up with a plan to shield approximately $2,038,000 in profits from Gouletas’s disfavored creditors. [Id.] The plan involved the false claim that the HBI Second Mortgage was legitimate, which allowed Gouletas to distribute the approximately $2,038,000 in profits from the sale of the Parking Lot (that otherwise would have been paid to Gouletas) to certain preferred creditors and other friends and relatives of Gouletas, with those friends and relatives then funneling a portion of the profits from the sale of the Parking Lot back to Gouletas through Touris’s checking accounts. [Id.] The closing on the sale of the Parking Lot occurred on December 29, 2014. [Id. at ¶ 43.] The closing statement shows that from the $7,750,000 in sale proceeds, $2,038,703.84 was the balance due to the Seller 800 SWP. [Id.] Elizabeth Friedgut, the transactional attorney who was handling the sale of the Parking Lot for Gouletas, signed the settlement statement for and on behalf of 800 SWP. [Id.] 800 SWP and HBI were and are the alter-egos of Gouletas, and the $2,038,703.84 in profits from the sale of the Parking Lot legally and equitably belonged to Gouletas. [Id. at ¶ 44.] On Plaintiff’s information and belief, Teplinsky advised Gouletas to place the

$2,038,703.84 in profits from the sale of the Parking Lot into BPMS’s trust account so as to shield Gouletas’s cash from the ongoing execution efforts by 800 SWC. [Id. at ¶ 45; 120-1, at 68-71.] After accepting Teplinsky’s recommendation, in January of 2015 Gouletas and Teplinsky then came up with a number of plans as to how those profits should be distributed so as to best serve Gouletas’s personal financial needs, while still shielding Gouletas’s income from the claims of his unfavored judgment creditors. [120 at ¶ 45.] On January 6, 2015, Gouletas, at the direction of Teplinsky, had an additional $137,535 wire-transferred into the trust account at BPMS. [Id.] On January 20, 2015, Teplinsky (for and on behalf of BPMS) directed how the $1,271,218.84 from the BPMS escrow account was to be distributed, which included $396,218.84

paid to Touris and $690,000 distributed to Defendant Jones. [Id. at ¶ 46.] Of the $396,218.84 paid to Touris, Gouletas had Touris distribute $195,000 to his son Steven Gouletas and $50,000 to his friend George Spanos. [Id.] Of the $690,000 distributed to Jones, $415,000 was deposited into Touris’s checking account so Gouletas could continue to pay his expenses without those funds being subject to execution by Gouletas’s judgment creditors. [Id.] Gouletas made a variety of other payments on January 1, 2015 that Plaintiff alleges were without fair and adequate consideration. [Id.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Conley v. Gibson
355 U.S. 41 (Supreme Court, 1957)
Bell Atlantic Corp. v. Twombly
550 U.S. 544 (Supreme Court, 2007)
Ashcroft v. Iqbal
556 U.S. 662 (Supreme Court, 2009)
Brewster McCauley v. City of Chicag
671 F.3d 611 (Seventh Circuit, 2011)
B.E.L.T., Inc. v. Wachovia Corporation
403 F.3d 474 (Seventh Circuit, 2005)
United States Ex Rel. Lusby v. Rolls-Royce Corp.
570 F.3d 849 (Seventh Circuit, 2009)
Killingsworth v. HSBC Bank Nevada, N.A.
507 F.3d 614 (Seventh Circuit, 2007)
Baldi v. Lynch (In Re McCook Metals, L.L.C.)
319 B.R. 570 (N.D. Illinois, 2005)
Evanston Insurance Company v. Riseborough
2014 IL 114271 (Illinois Supreme Court, 2014)
Patrick Camasta v. Jos. A. Bank Clothiers, Inc.
761 F.3d 732 (Seventh Circuit, 2014)
A.L. Dougherty Real Estate Management Co., LLC v. Tsai
2017 IL App (1st) 161949 (Appellate Court of Illinois, 2018)
Claim of Skolnick v. Elgin Chair, Inc.
273 A.D. 833 (Appellate Division of the Supreme Court of New York, 1948)
United States v. Acacia Mental Health Clinic, LLC
836 F.3d 770 (Seventh Circuit, 2016)
Gierum v. Glick (In re Glick)
568 B.R. 634 (N.D. Illinois, 2017)
Gatx Corp. v. Addington
879 F. Supp. 2d 633 (E.D. Kentucky, 2012)

Cite This Page — Counsel Stack

Bluebook (online)
D.A.N. Joint Venture III, L.P. v. Touris, Counsel Stack Legal Research, https://law.counselstack.com/opinion/dan-joint-venture-iii-lp-v-touris-ilnd-2020.