Douglas v. Hirshon

63 F.4th 49
Court of Appeals for the First Circuit·Decided March 21, 2023·No. 22-1483·Published·Cited by 42 cases

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.

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.

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.

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.

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

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

63 F.4th 49 (Douglas v. Hirshon) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related