In re: James Varga; Lisa L. Lambert, United States Trustee for Region 6 v. James Varga, ITI

CourtUnited States Bankruptcy Court, N.D. Texas
DecidedNovember 22, 2025
Docket21-04083
StatusUnknown

This text of In re: James Varga; Lisa L. Lambert, United States Trustee for Region 6 v. James Varga, ITI (In re: James Varga; Lisa L. Lambert, United States Trustee for Region 6 v. James Varga, ITI) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re: James Varga; Lisa L. Lambert, United States Trustee for Region 6 v. James Varga, ITI, (Tex. 2025).

Opinion

AES BENRR CLERK, U.S. BANKRUPTCY COURT [ROE coms, ODS NORTHERN DISTRICT OF TEXAS 4 oy Se SA eyes ENTERED Fi Se THE DATE OF ENTRY IS ON ey MY i THE COURT’S DOCKET NO GES fes/ iM TAY i The following constitutes the ruling of the court and has the force and effect therein described.

Signed November 22, 2025 Lape United States Bankruptcy Judge

IN THE UNITED STATES BANKRUPTCY COURT FOR THE NORTHERN DISTRICT OF TEXAS FORT WORTH DIVISION In re: § § Case No. 21-41656-ELM JAMES VARGA, § § Chapter 7 Debtor. § § LISA L. LAMBERT, United States § Trustee for Region 6, § § Plaintiff, § Vv. § Adversary No. 21-04083 § JAMES VARGA, ITI, § § Defendant. § MEMORANDUM OPINION In this adversary proceeding, Plaintiff Lisa L. Lambert (the “U.S. Trustee”), the United States Trustee for the region covering this district, objects to the issuance of a chapter 7 discharge to Defendant James Varga, III (the “Debtor’’), the debtor in Case No. 21—41656 (the “Bankruptcy

Page 1

Case”).1 Specifically, the U.S. Trustee objects to the Debtor’s discharge (a) pursuant to section 727(a)(4)(A) of the Bankruptcy Code,2 alleging that the Debtor knowingly and fraudulently made false statements under oath in his petition, schedules, statement of current monthly income, and original and amended statement of financial affairs, and at the section 341 meeting of creditors and Bankruptcy Rule 2004 examination conducted in the Bankruptcy Case, and (b) pursuant to

section 727(a)(2) of the Bankruptcy Code,3 alleging that the Debtor concealed assets within one year prior to filing the Bankruptcy Case with the intent to hinder, delay, or defraud his creditors, and during the Bankruptcy Case with the intent to hinder, delay, or defraud his creditors and the chapter 7 trustee.4 While the Debtor admits in his Answer5 to having initially provided certain inaccurate disclosures, he contends that he neither intended to fraudulently misrepresent any information nor intended to hinder, delay, or defraud any of his creditors or the chapter 7 trustee. Instead, the Debtor asserts that the inaccuracies are attributable to the actions and advice of his previous bankruptcy counsel who handled preparation of the Debtor’s initial bankruptcy filings based upon

information provided by the Debtor. Having now considered the Complaint, the Answer, the parties’ Joint Stipulations,6 the parties’ other pretrial submissions,7 the evidence presented at trial, and the representations and arguments of counsel at trial, the Court issues its findings of fact and conclusions of law pursuant

1 See Docket No. 1 (the “Complaint”). 2 See 11 U.S.C. § 727(a)(4)(A). 3 See id. § 727(a)(2). 4 See Complaint ¶¶ 61-101. 5 See Docket No. 15 (the “Answer”). 6 See Docket No. 27 (the parties’ Proposed Joint Pre-Trial Order, referred to herein as the “PTO”) ¶¶ 25-93 (the “Joint Stipulations”); see also Docket No. 30 (order approving and adopting PTO in all respects). 7 See Docket Nos. 23 and 33. to Federal Rule of Civil Procedure 52, made applicable to this proceeding pursuant to Federal Rule of Bankruptcy Procedure 7052.8 JURISDICTION The Court has jurisdiction of this adversary proceeding pursuant to 28 U.S.C. §§ 1334 and 157 and Miscellaneous Order No. 33: Order of Reference of Bankruptcy Cases and Proceedings

Nunc Pro Tunc (N.D. Tex. Aug. 3, 1984). Venue of the proceeding in the Northern District of Texas is proper under 28 U.S.C. § 1409. The proceeding is a core proceeding within the meaning of 28 U.S.C. § 157(b)(2)(J). FACTUAL BACKGROUND A. The Debtor’s Prepetition Involvement in the Real Estate Market The Debtor grew up in Phoenix, Arizona. After completing the 11th grade of high school, the Debtor dropped out of school to assist his father in the produce business.9 Later, the Debtor had the opportunity get involved in construction work.10 It was during this time frame that the Debtor developed a passion for real estate.

In 1983, the Debtor moved to Fort Worth, Texas. Since roughly 2002 or 2003, the Debtor has been involved in the real estate market.11 Initially, from roughly 2003 until 2008, the Debtor worked as a mortgage broker.12 During this time frame, the Debtor obtained the required mortgage broker license to handle mortgages for owner-occupied properties.13 He also held a Group 1 health

8 To the extent any of the following findings of fact are more appropriately categorized as conclusions of law or include any conclusions of law, they should be deemed as such, and to the extent that any of the following conclusions of law are more appropriately categorized as findings of fact or include any findings of fact, they should be deemed as such. 9 See Exh. UST-12 (“2004 Exam Transcript”), at p.7. 10 See id. 11 See id., at p. 8. 12 See id. 13 See id. at p.9. insurance license.14 Both licenses required, though study and testing, a demonstrated ability to comprehend complex financial issues and to practically apply them to real life situations. By as early as 2004, the Debtor began to explore real estate development opportunities.15 For his first significant real estate development project, the Debtor partnered with several others on an 18-condo renovation project on the east side of Fort Worth, Texas.16 The Debtor’s role was

to assist the owner and contractor in raising investment money to do the rehabilitation work, and then once completed, to help the owner lease units to raise sufficient rental income to refinance the investments for a five- to seven-year holding period before resale.17 This experience ultimately led to the Debtor pursuing larger projects of his own. In particular, in or around 2017, prior to his bankruptcy filing on July 13, 2021 (the “Petition Date”), the Debtor organized a group of real estate investment and development companies to be used to raise capital – much of it from individuals – for various real estate projects (collectively, the “PWB Companies”).18 Partners W/Benefits, LLC (“PWB”), of which the Debtor was a member, served as the holding or umbrella company for the PWB Companies.19

Among the PWB Companies were the following entities: Partners W/Benefits Property Group, LLC (“PWB Property Group”): PWB Property Group was established to acquire properties at a discount that needed rehabilitation, to provide accurate property revaluations, and to engage in related business.20

14 See id. 15 See id., at p.11. 16 See id. 17 See id., at pp.11-12. 18 Joint Stipulations ¶¶ 50-51. 19 Joint Stipulations ¶ 52. 20 Joint Stipulations ¶ 53. Partners W/Benefits Lending, LLC (“PWB Lending”): PWB Lending brought loan programs to clients for real property rehabilitation, rental properties, and “cashouts” to expand their real estate portfolios.21

R3 ResiCom Development & Construction, LLC (“R3 ResiCom”): R3 ResiCom provided project management services.22

Regal REI Services, LLC (“Regal REI”): Regal REI was intended to hold real estate investments.23

With the Debtor serving as the CEO and main decision maker of PWB, the PWB Companies financed, marketed, and managed real estate development and investment opportunities.

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In re: James Varga; Lisa L. Lambert, United States Trustee for Region 6 v. James Varga, ITI, Counsel Stack Legal Research, https://law.counselstack.com/opinion/in-re-james-varga-lisa-l-lambert-united-states-trustee-for-region-6-v-txnb-2025.