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

CourtDistrict Court, N.D. Illinois
DecidedFebruary 17, 2022
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. 2022).

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-0349 ) v. ) Judge Robert M. Dow, Jr. ) DOROTHEA TOURIS, et al., ) ) Defendant. )

MEMORANDUM OPINION AND ORDER Before the Court is Plaintiff D.A.N. Joint Venture III, L.P.’s second motion for leave to file a third amended complaint [189]. Defendant law firm Beerman Pritikin Mirabelli Swerdlove LLP (“BPMS”) opposes the motion [193]. For the reasons stated below, Plaintiff’s motion [189] is granted. Plaintiff is given leave to file its proposed third amended complaint to the extent that the allegations in that complaint are consistent with this order, the Court’s prior rulings, and the order also issued today granting Defendant Adler’s motion for summary judgment [175]. The proposed third amended complaint should be filed no later than two weeks from today’s date, and the parties should consider it the final amended complaint absent unforeseen and unforeseeable circumstances. I. Background D.A.N. Joint Venture III, L.P. (“DJV”) is an Ohio limited partnership with its principal place of business in Ohio. [189-1 at ¶ 6.] DJV brings this action as the assignee of Chapter 7 Bankruptcy Trustee Richard M. Fogel, and the assignee of judgment creditor 800 South Wells Commercial, LLC (“800 SWC”). [Id at ¶ 3.] Defendant Beermann Pritikin Mirabelli Swerdlove LLP (“BPMS”) is an Illinois limited liability partnership engaged in the practice of law in Chicago, Illinois. [Id. at ¶ 7.9.] DJV alleges that Nicholas S. Gouletas (“Gouletas” or “Debtor”) engaged in a series of complicated schemes to hide, transfer, and otherwise shield his assets from certain judgment creditors. [Id. at ¶ 1.] In particular, Plaintiff asserts that attorneys at BPMS, acting on behalf of Gouletas, transferred more than $2,250,000 in cash belonging to Gouletas, as well as his equity interest in a mixed-use high-rise commercial development in Chicago, to friends and relatives of

Gouletas and a select group of preferred creditors in violation of state-court judgments against Gouletas prohibiting him from making such transfers. [Id.] Plaintiff brings state-law claims for (i) avoidance of fraudulent transfers pursuant to 740 ILCS 160/5(a)(1) (Counts 1 and 2); (ii) avoidance of fraudulent transfers pursuant to 730 ILCS 160/6(a) (Counts 3 and 4); (iii) civil conspiracy to commit fraud (Count 5); (iv) aiding and abetting fraud (Count 6); and (vi) reimbursement of funds owed to Gouletas prior to the time he filed for bankruptcy (Count 7).1 Plaintiff asserts Counts 1, 4, 5, and 6 against BPMS. DJV first initiated this action on January 17, 2018 [1]. Since then, Plaintiff has filed two other versions of the complaint [see 11, 120], and unsuccessfully moved the Court for leave to file

a third amended complaint [see 169, 185]. This opinion assumes familiarity with the general background of this case based on the Court’s many prior rulings and discusses only those facts relevant to the Court’s assessment of Plaintiff’s latest attempt to overcome the defects outlined by the Court in its order [185] denying Plaintiff’s prior motion for leave to file a third amended complaint. A. Relevant Factual Background Gouletas owned and controlled a group of companies generally referred to as “American Invsco” that were involved in condominium conversions and other real estate developments. [Id.

1 The proposed third amended complaint [189-1] alleges multiple schemes to defraud creditors involving a variety of participants named as defendants. at ¶ 8.] Two companies within the American Invsco group are central to one alleged fraudulent scheme: Home By Invsco, Inc. (“HBI”) and 800 South Wells Phase II, LLC (“800 SWP”). [Id.] Plaintiff asserts that both HBI and 800 SWP “were controlled, operated and conducted by Gouletas as his alter egos.” [Id.]. Gouletas also managed a company called 800 South Wells Commercial, LLC (“800

SWC”), which owned certain commercial space in the River City Complex located at 800 South Wells Street in Chicago. [Id. at ¶ 11.]. As manager of 800 SWC, Gouletas hired one of his own companies, Invsco Management Company (“Invsco”), to manage the commercial space at River City Complex. [Id.] 800 SWC paid Invsco management fees through that arrangement. [Id.] Eventually, 800 SWC defaulted on a $5,000,000 loan obligation to DJV, and in November 2006, DJV took over as the manager of 800 SWC. [Id.] 1. The HBI Parking Lot Mortgage On December 5, 2006, DJV brought an action against Gouletas in the Circuit Court of Cook County, Illinois, alleging that Gouletas had breached his limited guarantee obligation on the

$5,000,000 loan that 800 SWC owed to DJV. [Id. at ¶ 27.] DJV later amended the complaint to add 800 SWC as a defendant. [Id.] The case proceeded to trial on September 8, 2009. On June 16, 2010, the court entered a final judgment in favor of DJV in the amount of $1,000,000 against Gouletas, and $11,550.040 against 800 SWC. [Id. at ¶ 28.] According to the proposed Third Amended Complaint, after the trial took place in the guaranty action but before the court entered judgment, Gouletas used his business entities—800 SWP and HBI, in particular—to “shield” his personal equity from the potential judgment against him. 800 SWP owned a 1.77 acre, 126-space parking lot at 800 South Wells Street in Chicago, Illinois, next to the River City Complex. [Id. at ¶ 29.] As of November 1, 2009, there was only one mortgage against the parking lot, which was in favor of River City Investors, LLC in the original principal amount of $2,000,000. [Id. at ¶ 31.] The parking lot was worth far more than $2,000,000, however, so on November 1, 2009, Gouletas had another entity he controlled—HBI— place a false mortgage against the parking lot in the amount of $2,177,700 (the “HBI Second Mortgage”). [Id.] While Gouletas signed the HBI Second Mortgage on November 1, 2009,

American Invsco’s internal financial documents did not reflect any indebtedness supposedly owed by 800 SWP to HBI on the HBI Second Mortgage [id. at ¶ 32], and on June 29, 2010 Gouletas represented the same to the court in connection with the guaranty action [id. at ¶ 33]. 800 SWP filed for bankruptcy in August 2013. [Id.at ¶ 35.] In late 2014, a third party bought the parking lot from 800 SWP for $7,750,000. [Id. at ¶ 36.] Of that amount, $5,711,000 was due to RCI for its mortgage, and after other expenses related to the sale, 800 SWP was left with $2,038,017 in proceeds from the sale. [Id. at ¶ 43.] The sale was completed on December 29, 2014. [Id.] 2. 800 SWC Judgment and Citations Against Gouletas

In March 2011, 800 SWC brought an action against Gouletas in the Circuit Court of Cook County, Illinois, on claims of self-dealing and breach of fiduciary duties owed to 800 SWC. [Id. at ¶ 12.]. The court entered a final judgment against Gouletas on January 23, 2014 in the amount of $11,550,040. [Id. at ¶ 16.]. Gouletas was unsuccessful in his attempt to set aside the judgment on appeal. [Id. at ¶ 17.] On December 19, 2013, citations to discover assets were issued against Gouletas in connection with two lawsuits against him, as well as a charging order, which limited Gouletas’s ability to receive cash distributions from his single-member limited liability company, 800 SWP. [Id. at ¶ 18.] Accordingly, as of late December 2013, Gouletas was prohibited from transferring his assets by virtue of the citations issued against him. [Id.] A third citation was issued against Gouletas in June 2014 after 800 SWC filed a citation to discover assets based on Gouletas’s failure to pay the 800 SWC Judgment. [Id.

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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-2022.