In re: Med Equity, LLC

CourtUnited States Bankruptcy Appellate Panel for the Ninth Circuit
DecidedJuly 13, 2022
DocketCC-21-1247-GFS
StatusUnpublished

This text of In re: Med Equity, LLC (In re: Med Equity, LLC) is published on Counsel Stack Legal Research, covering United States Bankruptcy Appellate Panel for the Ninth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
In re: Med Equity, LLC, (bap9 2022).

Opinion

FILED JUL 13 2022 SUSAN M. SPRAUL, CLERK U.S. BKCY. APP. PANEL NOT FOR PUBLICATION OF THE NINTH CIRCUIT

UNITED STATES BANKRUPTCY APPELLATE PANEL OF THE NINTH CIRCUIT

In re: BAP No. CC-21-1247-GFS MED EQUITY, LLC, Debtor. Bk. No. 2:21-bk-12447-ER

RANDY ROSE, Appellant, v. MEMORANDUM* MED EQUITY, LLC, Appellee.

Appeal from the United States Bankruptcy Court for the Central District of California Ernest M. Robles, Bankruptcy Judge, Presiding

Before: GAN, FARIS, and SPRAKER, Bankruptcy Judges.

INTRODUCTION

Randy Rose appeals the bankruptcy court’s order sustaining the

objection to his proof of claim filed by chapter 111 debtor Med Equity, LLC

(“Debtor”). Rose’s proof of claim was based on his state-court suit against

* This disposition is not appropriate for publication. Although it may be cited for whatever persuasive value it may have, see Fed. R. App. P. 32.1, it has no precedential value, see 9th Cir. BAP Rule 8024-1. 1 Unless specified otherwise, all chapter and section references are to the

Bankruptcy Code, 11 U.S.C. §§ 101–1532, all “Rule” references are to the Federal Rules of Bankruptcy Procedure, and all “Civil Rule” references are to the Federal Rules of Debtor and others for alleged wrongdoing in a real estate development

deal. The bankruptcy court determined that even if the allegations in the

complaint were true, they at most stated a claim for relief in favor of 871

Linda Flora LLC (“Linda Flora”)—an entity of which Rose was a member—

but not in favor of Rose in his individual capacity. The court determined

that Rose filed the claim as an individual creditor and did not properly

assert a derivative claim.

The bankruptcy court further held that leave to amend the claim was

not warranted because amendment could not overcome the fact that the

claim was filed by the wrong party, and even if a claim filed by Linda Flora

could be deemed an amendment to Rose’s claim, such amendment would

prejudice Debtor.

We agree that Rose did not state viable individual claims against

Debtor. And we agree that Rose did not properly file a derivative claim on

behalf of Linda Flora. But the facts he alleged could support a claim by

Linda Flora, and we see no undue prejudice to Debtor or other creditors by

allowing Rose to amend the proof of claim to clarify its derivative nature.

Furthermore, because Linda Flora is the real party in interest for those

claims, the court erred by holding that Linda Flora cannot be joined or

substituted as creditor. Accordingly, we AFFIRM the court’s decision to

disallow the claim but REVERSE its decision to deny leave to amend.

Accordingly, we REMAND with instruction to permit Rose to amend the

Civil Procedure. 2 claim or to permit Linda Flora to join or substitute as the real party in

interest.

FACTS

A. Prepetition Events

In late 2016, Rose met Howard Royal, and the two agreed to pursue a

plan to purchase, renovate, and sell a parcel of real property. According to

Rose, Royal had a general contractor and another investor in mind. They

located a suitable property on Linda Flora Drive (the “Property”) and

outlined a deal under which Rose would contribute funds toward the

purchase of the Property and Royal would contribute project management

services. The parties intended to demolish the existing home and construct

a larger home on the Property.

Royal then contacted Joshua Pukini to obtain financing for the

project. Pukini had authority to act on behalf of Debtor and other entities. 2

He agreed to arrange purchase financing and an investment of

approximately $200,000 for plans, permits, and other costs. Rose alleges

that Pukini also promised to obtain construction financing after the

Property was purchased.

2 Pukini was the managing member of Debtor, and The Joshua R. Pukini Trust owned 80% of the membership interests in Debtor. Pukini was also an officer and director of Calpac Management LLC (“Calpac”), which brokered the loans for the project, and the managing member of Luna Construction Management LLC (“Luna Construction”), the contractor for the project. 3 In March 2017, Rose and Royal formed Linda Flora and purchased

the Property for approximately $2,500,000 with Linda Flora taking title.3 As

part of the purchase, Calpac brokered two secured loans in the amounts of

$1,650,000 and $350,000. Rose contributed approximately $520,000 toward

the purchase and Debtor contributed approximately $140,000 to cover an

escrow shortfall.

After purchasing the Property, Linda Flora and Debtor entered into a

written joint venture agreement (the “JVA”) with the purpose to “acquire,

design, permit the renovation or build and/or the completion of permitted

construction, and immediately resell” the Property. Rose and Royal signed

the JVA on behalf of Linda Flora, and they forwarded the document to

Pukini to sign on behalf of Debtor.

The JVA provides for Linda Flora to contribute $520,000 toward the

purchase of the Property, and for Debtor contribute $300,000, consisting of:

(1) $140,000 toward the purchase of the Property; and (2) $160,000 for

plans, permits, and other costs. Under the JVA, Debtor is entitled to a

preferred return on its investment and 25% of net profits upon sale or

disposition of the Property. The JVA also provides for Debtor to receive a

third-position deed of trust, governed by the terms of the JVA, and for

Debtor and Linda Flora to jointly manage the project.

3 Rose owned 55% of the membership interests in Linda Flora, and Mag Equities, LLC (“Mag Equities”), an entity owned by Royal, owned the remaining 45%. 4 In April 2017, Linda Flora granted Debtor a deed of trust to secure its

obligations under the JVA. According to Rose, Pukini and Debtor stated

that the amount due under the deed of trust would be repaid only after the

Property was sold.

Later in 2017, the relationship between Rose and Royal began to

deteriorate. Rose alleges that Royal restricted his access to Linda Flora’s

transactions and excluded him from communications related to the

Property. He claims that Royal unilaterally made changes to the

construction plan and conspired with Pukini and Debtor to complete

construction, without insurance, using undocumented labor, and using

Luna Construction, which Rose asserts was an unlicensed contractor.

In late 2017, Pukini took steps to take over management of the project

in lieu of foreclosing Debtor’s deed of trust. He sent Rose and Royal a

construction contract and a corporate resolution which purported to

amend Linda Flora’s operating agreement to give Debtor management

control of Linda Flora and to give Mag Equities day-to-day control over

construction management. The resolution also authorized Debtor to raise

or invest additional capital and altered the distribution of proceeds from

the project.

Rose contends that he did not approve the corporate resolution and

instead demanded an end to all work at the Property. Notwithstanding his

demand, Rose alleges that Pukini and Royal fraudulently obtained a

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