Defoor Centre, LLC

CourtUnited States Bankruptcy Court, M.D. Florida
DecidedDecember 7, 2021
Docket8:20-bk-04273
StatusUnknown

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Bluebook
Defoor Centre, LLC, (Fla. 2021).

Opinion

ORDERED.

Dated: December 07, 2021

Michael G. Williamson United States Bankmptcy Judge

UNITED STATES BANKRUPTCY COURT MIDDLE DISTRICT OF FLORIDA TAMPA DIVISION www.flmb.uscourts.gov In re: Case No. 8:20-bk-04273-MGW Chapter 11 Defoor Centre, LLC, Debtor.

MEMORANDUM OPINION ON POST-CONFIRMATION RULE 2004 DISCOVERY After confirming its chapter 11 plan, the Debtor sought Rule 2004 discovery from Newtek Business Lending. The Debtor wanted to use the Rule 2004 discovery to investigate potential causes of action against Newtek that would fund a distribution to the Debtor’s equity holders. The potential causes of action were listed in the Debtor’s schedules; described in some detail in the Debtor’s case management summary; and provided for in the Debtor’s confirmed plan. Newtek objected to the Rule 2004 discovery because, in its view, the causes of action the Debtor sought to investigate were outside this Court’s limited post-confirmation “related-to” jurisdiction.

When considering whether to allow post-confirmation Rule 2004 discovery, bankruptcy courts should take into consideration their limited “related-to” post- confirmation jurisdiction: if the matter being investigated under Rule 2004 is one that

lies outside the bankruptcy court’s jurisdiction, then no cause exists for the Rule 2004 discovery. But here, the Court cannot tell whether the Debtor’s potential causes of action lie outside this Court’s jurisdiction because those causes of action haven’t been filed yet. Even so, the Court will deny the Debtor’s request for Rule 2004 discovery. A

Rule 2004 examination is meant to provide the Debtor with the preliminary information needed to file a complaint. Here, the Debtor already has that information. To allow the Debtor to use Rule 2004 when it already has the preliminary information needed to file its potential causes of action would give the Debtor an undue strategic advantage in what amounts to private litigation.

I. Background.1 The Debtor used to own an event center in Atlanta, Georgia, known as the Defoor Center.2 Prepetition, the Debtor contracted to sell the Defoor Center to GB

1 The background for this Memorandum Opinion largely comes from the Debtor’s motion to compel Rule 2004 discovery (Doc. No. 120), case management summary (Doc. No. 8), and Subchapter V plan (Doc. No. 54), as well as argument by Debtor’s counsel at the August 17, 2021 hearing on the Debtor’s motion to compel Rule 2004 discovery. The Court assumes Newtek disputes the Debtor’s allegations of wrongdoing. In setting forth the background of this dispute, the Court is not making any findings regarding Newtek’s alleged wrongdoing. 2 Doc. No. 8, ¶¶ 2 & 7. Square, LLC.3 According to the Debtor, Newtek Business Lending, an approved SBA lender, agreed to fund the purchase.4 As the Debtor tells the story, Newtek agreed to close the loan by April 15,

2020. Then, as the Debtor and GB Square neared the closing date, Newtek asked to extend the closing to May 7, 2020.5 But, on May 6, 2020, Newtek’s president apparently advised the Debtor and GB Square that, even though the loan had been fully approved by Newtek and the SBA, Newtek was pausing all lending until further notice.6

In the meantime, the Debtor’s mortgage lender had sued to foreclose its mortgage on the Defoor Center.7 The Debtor had managed to (literally and figuratively) buy more time from its lender so that it could close the sale with GB Square.8 But the lender ultimately gave the Debtor a drop-dead date of May 21, 2020—just two weeks after Newtek advised GB Square it was pausing all lending

3 Id. at ¶ 10. 4 Id. at ¶ 12. 5 Id. at ¶¶ 13 & 14. 6 Id. at ¶¶ 15 – 17. 7 Id. at ¶ 23. 8 Id. at ¶¶ 23 & 24. until further notice.9 With no funding from Newtek in place to close the sale, the Debtor filed for chapter 11 bankruptcy.10 The same day it filed this case, the Debtor filed a motion seeking approval of

the sale of the Defoor Center to GB Square.11 In its sale motion, the Debtor indicated that GB Square had been in constant contact with Newtek and that Newtek had assured GB Square that financing for the sale would be forthcoming.12 Although the Court approved the sale motion, Newtek did not provide the funding. Instead, to close the sale, GB Square had to obtain alternate financing,13 which was more

expensive than GB Square anticipated. Both the Debtor and GB Square believe they have causes of action against Newtek based on Newtek’s alleged failure to fund the loan. GB Square assigned whatever causes of action it may have against Newtek, if any, to the Debtor. Under the Debtor’s Subchapter V plan, the proceeds from any litigation against Newtek

would be used to fund the distribution to Class 4 equity claims.14 The Debtor’s plan

9 Id. ¶¶ 16, 23 & 24. 10 Id. at ¶ 24. 11 Doc. No. 3. 12 Id. at ¶ 3. 13 Doc. No. 40-1. 14 Doc. No. 54, Art. 6. Other creditors were to be paid from the proceeds from the sale of the Defoor Center. Id. specifically provided that the Court retained jurisdiction over any potential claims against Newtek.15 After the Debtor confirmed its plan, it served a Rule 2004 subpoena on

Newtek.16 Rule 2004, of course, permits a debtor-in-possession to examine non- debtors regarding (among other things) the debtor’s property, financial condition, and matters affecting the administration of the debtor’s estate. The Rule 2004 subpoena demanded that Newtek produce fourteen categories of documents, including all communications with the Debtor, GB Square, and the SBA; all

documents relating to any transactions with GB Square; all wire transfers, canceled checks, or other documents relating to any loans to GB Square; all internal documents on how Newtek advises customers about Paycheck Protection Program (PPP) loans; and all internal documents on how Newtek processes, approves, and funds PPP loans.17

When Newtek failed to produce documents responsive to the subpoena, the Debtor moved to compel production.18 Newtek has objected. Newtek primarily argues that this Court’s “related-to” jurisdiction is limited post-confirmation to

15 Doc. No. 54, § 13.2.3. The plan reserves jurisdiction to determine all “Causes of Action.” Id. “Causes of Action” is expressly defined to include any claims against Newtek. Id. at § 1.2.15 (“The Causes of Action include but are not limited to those against Newtek Business Lending and/or the U.S. Small Business Administration.”). 16 Doc. No. 119. 17 Id. 18 Doc. No. 120. matters having a “close nexus” to—i.e., matters relating to the interpretation, consummation, execution, or administration of—the Debtor’s Subchapter V plan or this bankruptcy case.19 Because, in Newtek’s view, the Debtor has failed to

demonstrate how the claims it seeks to investigate have a close nexus to the Debtor’s plan or this bankruptcy case, Newtek says the Court should not compel Rule 2004 discovery.20 II. Conclusions of Law.

More than thirty years ago, in In re Cinderella Clothing Industries, Inc., the court considered its authority to order a Rule 2004 examination post-confirmation.21 There, a group of creditors compromised their administrative claims so the debtor could confirm a plan.22 The plan provided for the sale of the debtor’s assets to an entity called Since 1914, Inc., which was wholly owned by Jolene, Inc.23 After

confirmation, the creditors discovered that Jolene, Inc. allegedly transferred its interest in Since 1914, Inc. to a group of individuals headed by the debtor’s

19 Doc. No. 131, ¶ 8 (citing Jeffrey L. Miller Invs., Inc. v. Premier Realty Advisors, LLC (In re Jeffrey L. Miller Invs., Inc.), 624 B.R. 913 (Bankr. M.D. Fla. 2021)). 20 Id. at ¶¶ 8 – 13. 21 93 B.R. 373, 376 – 78 (Bankr. E.D. Pa.

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