Douglas v. Hirshon

63 F.4th 49
CourtCourt of Appeals for the First Circuit
DecidedMarch 21, 2023
Docket22-1483
StatusPublished
Cited by42 cases

This text of 63 F.4th 49 (Douglas v. Hirshon) is published on Counsel Stack Legal Research, covering Court of Appeals for the First Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Douglas v. Hirshon, 63 F.4th 49 (1st Cir. 2023).

Opinion

United States Court of Appeals For the First Circuit

No. 22-1483

JOEL DOUGLAS; STEVEN FOWLER; JAMES LEWIS,

Plaintiffs, Appellants,

v.

DAVID HIRSHON; LOSU LLC,

Defendants, Appellees,

BIRCH POINT STORAGE LLC; SCOTT LALUMIERE; MICHAEL LYDEN; SHAWN LYDEN; RUSSELL OAKES; WAYNE LEWIS; ANDRE BELLUCCI; DAVID JONES; ROBERT BURGESS; ANDROSCOGGIN SAVINGS BANK; BANGOR SAVINGS BANK; CAMDEN NATIONAL BANK; DAVID CLARKE; MILK STREET CAPITAL LLC; MECAP, LLC, d/b/a Milk Street Capital LLC; COASTAL REALTY CAPITAL, LLC, d/b/a Maine Capital Group, LLC; MAINE CAPITAL GROUP, LLC; LH HOUSING, LLC; TTJR, LLC; F.O. BAILEY REAL ESTATE; BLR CAPITAL, LLC; ERIC HOLSAPPLE; MACHIAS SAVINGS BANK; JOHN DOE NUMBER I; JOHN DOE NUMBER II; JOHN DOE NUMBER III; JOHN DOE NUMBER IV,

Defendants.

APPEAL FROM THE UNITED STATES DISTRICT COURT FOR THE DISTRICT OF MAINE

[Hon. Jon D. Levy, U.S. District Judge]

Before

Gelpí, Lynch, and Thompson, Circuit Judges.

Robert C. Andrews for appellants. Marshall J. Tinkle, with whom Thompson, MacColl & Bass, LLC, P.A. was on brief, for appellees.

March 21, 2023 LYNCH, Circuit Judge. Joel Douglas, Steven Fowler, and

James Lewis sued twenty-six defendants, alleging several

interrelated schemes to defraud the plaintiffs of real estate in

Maine. Among other claims, the complaint asserts that, in

connection with these schemes, a subset of the defendants

participated in a conspiracy in violation of the Racketeer

Influenced and Corrupt Organizations ("RICO") Act, 18 U.S.C.

§§ 1961-1968, and that this conspiracy injured the plaintiffs.

The district court dismissed the RICO conspiracy claim

against two of the defendants, David Hirshon and LOSU, LLC

("LOSU"), and denied a motion from the plaintiffs seeking limited

discovery from Hirshon. See Douglas v. Lalumiere, No. 20-cv-

00227, 2021 WL 4470399, at *4-5 (D. Me. Sept. 29, 2021). The

plaintiffs appeal, contending that the district court erred in

(1) concluding that the complaint fails to state a RICO claim

against Hirshon and LOSU, (2) declining to consider certain

materials outside the complaint in ruling on the motion to dismiss,

and (3) denying the plaintiffs discovery. We find no error and

affirm the district court's well-reasoned decision.

I.

Because this appeal follows a dismissal for failure to

state a claim, "we accept as true all well-pleaded facts alleged

in the complaint and draw all reasonable inferences therefrom in

the pleader's favor." Roe v. Lynch, 997 F.3d 80, 82 (1st Cir.

- 3 - 2021) (quoting Lee v. Conagra Brands, Inc., 958 F.3d 70, 74 (1st

Cir. 2020)).

The plaintiffs filed the original complaint in this

action, which included thirteen counts against twenty-four

defendants, on June 24, 2020, in the U.S. District Court for the

District of Maine. Neither Hirshon nor LOSU was named in this

complaint. The plaintiffs filed the operative amended complaint

("the complaint") on September 15, 2020. In addition to adding

new allegations, claims, and exhibits, this amended pleading

introduced Hirshon and LOSU as defendants on two counts: Count IV

(a RICO conspiracy claim) and Count XVII (a state law unjust

enrichment claim).1 The RICO claim alleges that Hirshon, LOSU,

and other defendants conspired to violate 18 U.S.C. § 1962(a) by

investing funds obtained through alleged fraud schemes into

efforts to defraud additional victims. The unjust enrichment claim

asserts that Hirshon, LOSU, and other defendants unjustly

benefited by defrauding Douglas and Fowler.

The complaint alleges three interrelated fraudulent

schemes to deprive the plaintiffs and others of real estate in

1 The complaint does not actually list LOSU among the defendants for Count IV, but the allegations included in support of the claim do refer to LOSU. The district court construed the complaint as seeking to bring a claim against LOSU, see Douglas, 2021 WL 4470399, at *3 n.3, and, in the interest of completeness, we do so as well.

- 4 - Maine.2 At least the first two of these schemes were allegedly

spearheaded by defendant Scott Lalumiere.

As the district court summarized, in the first alleged

scheme,

Lalumiere, funded by various banks and private lenders, fraudulently induced several vulnerable individuals, including [p]laintiffs [Douglas and Fowler], who lacked access to conventional credit, to enter into unfavorable lease/buy-back agreements. Under the terms of the agreements, the title of the victim's property would be transferred to a corporate entity controlled by Lalumiere with the victim, as the lessee, retaining a purchase option. The Lalumiere-controlled entity would subsequently mortgage the property to banks and private lenders, and, when the entity defaulted on its loan, the mortgagees foreclosed on the property, frustrating the victim's option to purchase.

Douglas, 2021 WL 4470399, at *1. Properties allegedly targeted in

this scheme include 75 Queen Street, Gorham, and 661 Allen Avenue,

Portland, at the time owned by plaintiffs Douglas and Fowler,

respectively, as well as 36 Settler Road, South Portland, then

owned by a nonplaintiff, Christina Davis. The complaint asserts

that the participants in this scheme repeatedly used the mail or

wires to facilitate the fraud.

In the second alleged scheme, Fowler agreed with

Lalumiere that Fowler would perform renovations at several

2 In characterizing the complaint's allegations, we do not express any view as to whether the complaint states a claim against any defendant other than Hirshon or LOSU.

- 5 - properties at a discounted rate and in exchange be given the option

to purchase the properties after completing the work and the

authority to rent out the properties in the meantime. Lalumiere

then defaulted on the properties' mortgages, preventing Fowler

from exercising his purchase option.

In the third alleged scheme, multiple defendants agreed

to pay off a defaulted mortgage on a property owned by Lewis and

to lend him funds for improvements in exchange for his transferring

the title to the property to a corporation and making certain

payments. Following the title transfer, those defendants refused

to make the promised loans and foreclosed on the property.

The complaint's description of these schemes says very

little about Hirshon or LOSU. Indeed, in their principal brief,

the plaintiffs describe as "accurate[]" the district court's

statement that "[t]he [c]omplaint contains scant details regarding

Hirshon's and LOSU's participation in Lalumiere's schemes." Id.

at *2. The complaint alleges that Hirshon "is a person residing

in Freeport[,] Maine," and LOSU "is a Maine corporation doing

business in the State of Maine," but does not otherwise provide

any background information on Hirshon or LOSU. For instance, the

complaint does not even identify Hirshon's occupation or LOSU's

line of business. With respect to the RICO count, the complaint

alleges that Hirshon and LOSU "knew about the fraud committed by

the [RICO e]nterprise because of their participation in the

- 6 - transactions for 661 Allen Avenue and 75 Queen Street," and that

they, alongside other defendants, "realized the proceeds" of the

schemes.

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