Eugenio Riquelme Valdes, Inmobiliaria Kan Kun, S.A. v. Leisure Resource Group, Inc., Capitol Savings & Loan Association and United Service Corporation

810 F.2d 1345
CourtCourt of Appeals for the Fifth Circuit
DecidedMarch 27, 1987
Docket86-1124
StatusPublished
Cited by34 cases

This text of 810 F.2d 1345 (Eugenio Riquelme Valdes, Inmobiliaria Kan Kun, S.A. v. Leisure Resource Group, Inc., Capitol Savings & Loan Association and United Service Corporation) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Eugenio Riquelme Valdes, Inmobiliaria Kan Kun, S.A. v. Leisure Resource Group, Inc., Capitol Savings & Loan Association and United Service Corporation, 810 F.2d 1345 (5th Cir. 1987).

Opinion

EDITH H. JONES, Circuit Judge:

This case illustrates, at several levels, the manifest wisdom of doing business in familiar localities with people of proven ability. A Mexican company secured a judgment for over $10 million for fraud committed by an Austin resort timeshare business, run by promoters from Malibu, *1347 California. Liability was extended by conspiracy and corporate alter ego theories to the defendant’s Iowa-based lenders. On review of multiple issues raised by the defendants, we reverse in part and remand for a new trial on damages.

I. FACTS

In early 1978, United Service Corporation (“USC”), a wholly owned subsidiary of Capitol Savings & Loan (“Capitol”), headquartered in Cedar Rapids, Iowa, sold condominium units it owned in two Texas locations to Leisure Resource Group of Austin, Texas (“LRG”) for purposes of operating a vacation time-share business. USC retained deeds of trust on the units and agreed to purchase the credit contracts generated from the sale of time-share intervals in the Texas condominia, thereby providing LRG with cash to meet operating expenses. As LRG’s time-share business grew, so too did its credit line with USC.

The initial success of the time-share marketing project encouraged Kevin Alme, LRG’s president, to acquire additional condominium units in various locations, without notifying USC or seeking credit from it. Although LRG began to pay off its indebtedness to USC, sometime in 1980, however, LRG began experiencing cash-flow difficulties. In March 1981, LRG hired two consultants from Malibu, California, Allan Besbris and John Osburn, to organize its business affairs. Besbris and Osburn determined that a cash infusion was necessary for LRG to maintain its operations. Responding to USC’s initial reluctance to provide further advances, the consultants threatened that LRG was on the verge of bankruptcy. USC perceived that bankruptcy would destroy the value of its collateral. Consequently, USC agreed to loan $700,000 to LRG, but it was stipulated that Alme would no longer sign checks on behalf of LRG, and Besbris would have to approve LRG’s expenditures. While USC understood that this cash infusion would be used for LRG’s business expenditures, it did not know that $210,000 (thirty percent) was secretly earmarked as a consulting fee for Besbris and Osburn.

USC and Capitol, as well as Besbris and Osburn, were also unaware that on July 23, 1981, Alme executed a contract (the “July contract”) to purchase a hotel that could be converted into 55 condominium units in Cancún, Mexico, from the plaintiffs Inmobi-liaria Kan Kun, S.A. (“IKK”) and its principal Eugenio Riquelme Valdes. As payment for the property, LRG executed promissory notes with a combined face value of over $8,000,000.

Alme’s Demise

Immediately after the cash infusion, LRG’s business appeared to be progressing satisfactorily. Besbris and Osburn grew suspicious, however, when Alme became unable to meet current financial obligations, despite the budget they had formulated. Upon further investigation, Bes-bris and Osburn discovered that Alme had been misrepresenting the number of monthly sales of time-share units. Evidently, Alme had included in his sales figures “stiff contracts,” or contracts executed but rescinded within the customer’s rescission right period. Alme fraudulently pledged these contracts to USC as collateral for additional loans. Besbris promptly informed Dale Longwell vice president of both Capitol and USC and the officer in charge of the LRG account, of Alme’s fraudulent actions and suggested that Alme be removed from office.

On October 9, 1981, Capitol and USC accelerated all of Alme’s corporate and personal loans and took steps to foreclose on Alme’s LRG stock, which secured them. Longwell, at that time had no experience in the time-share business, nor did anyone else in the lenders’ employ. It seemed reasonable to offer Besbris and Osburn the opportunity to purchase the LRG stock and assume control of the company. Besbris and Osburn thereupon formed First Capital Partners, Inc., for the purpose of operating LRG and other related real estate ventures. Under an October 9, 1981 “Interim Operating Agreement,” by and among Capitol, USC and First Capital Partners, Besbris and Osburn effec *1348 tively assumed control of LRG, and the LRG stock was placed in escrow for release to First Capital Partners when certain conditions were met. USC for its part agreed to loan more money to cover LRG’s overhead expenses during the six-month term of the Interim Operating Agreement.

Discovery of the Mexican Connection

After assuming control of LRG, Besbris received a call from Juan Mertz, a representative of IKK. Mertz claimed that LRG was behind in its payments on the promissory notes from the July contract. Besbris doubted the validity of this claim because LRG had been deluged with claims of creditors following Alme’s ouster. When Bes-bris and Osburn verified the existence of the July contract, it was obvious that LRG’s obligations under that contract would have a disastrous effect on LRG’s ability to continue operations.

To avoid making immediate payments called for by the July contract, while retaining the attractive Cancún resort among LRG’s time-share projects, Besbris and Os-burn began negotiating a new contract with IKK. They told IKK that LRG could not fulfill the July contract terms, but that a new arrangement would be more advantageous to both parties. An agreement dated November 25, 1981 (the “November contract”) accomplished the parties’ goal, as it contemplated a joint effort between the parties to market the Cancún timeshare units rather than an outright sale. Pursuant to the November contract, the July contract was terminated, the underlying promissory notes were destroyed, payments to IKK were delayed for over one year, and IKK and LRG agreed to divide the profits from the time-share operation. LRG projected that IKK could receive at least $6,000,000 under the new contract at intervals beginning December 31, 1982.

The curse associated with running LRG did not elude Besbris and Osburn. Losses continued to pile up, fueling the concern of Capitol and USC, as lenders, about LRG’s financial condition. Their concern was ignited into action by information from an LRG employee that Besbris and Osburn were misusing corporate funds and that Besbris, unbeknownst to them, was a convicted felon. In June, 1982, the lenders instituted a receivership action to oust Bes-bris and Osburn from control of LRG. After succeeding in a preliminary injunction motion, the lenders settled with Besbris and Osburn and obtained control of LRG and its stock in consideration for a $150,000 cash payment. Subsequently, the LRG stock was transferred to another subsidiary of Capitol and Longwell became president of LRG.

Following the removal of Besbris and Osburn, relations between IKK and LRG soured. Each side believed that the other was failing to perform as specified in the November contract. In the fall of 1982, LRG terminated the November 1981 contract.

II. PROCEDURAL BACKGROUND

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Bluebook (online)
810 F.2d 1345, Counsel Stack Legal Research, https://law.counselstack.com/opinion/eugenio-riquelme-valdes-inmobiliaria-kan-kun-sa-v-leisure-resource-ca5-1987.