Jungck v. Nanz

723 F. Supp. 1316, 1989 U.S. Dist. LEXIS 13233, 1989 WL 133746
CourtDistrict Court, E.D. Wisconsin
DecidedNovember 6, 1989
DocketCiv. A. No. 86-C-606
StatusPublished
Cited by1 cases

This text of 723 F. Supp. 1316 (Jungck v. Nanz) is published on Counsel Stack Legal Research, covering District Court, E.D. Wisconsin primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Jungck v. Nanz, 723 F. Supp. 1316, 1989 U.S. Dist. LEXIS 13233, 1989 WL 133746 (E.D. Wis. 1989).

Opinion

ORDER

REYNOLDS, Senior District Judge.

The plaintiffs in the above-captioned action allege that they were fraudulently induced by the defendants to invest the sum of $60,000.00 with the defendant Robert Nanz in a real estate rehabilitation project. The plaintiffs allege the following four causes of action against defendants Donald [1317]*1317L. Taylor (“Taylor”) and Waukesha State Bank (“the Bank”): (1) violation of the Securities Exchange Act of 1934 and its implementing rule 10b — 5; (2) common law fraud and deceit; (3) common law strict responsibility for misrepresentation; and (4) common law negligent misrepresentation.

Presently before the court is a motion for summary judgment of defendants Taylor and the Bank, pursuant to Rule 56 of the Federal Rules of Civil Procedure, on the grounds that the plaintiffs’ federal securities law claim against Mr. Taylor and the Bank is barred by the statute of limitations and Mr. Taylor and the Bank are not liable under the securities law theories pled in the plaintiff’s amended complaint. The plaintiffs have opposed this motion. The court has considered the parties’ positions and will deny the defendants’ motion for summary judgment.

FACTS

The plaintiffs, Richard and Thomas Jungck, are brothers. Prior to October of 1983, plaintiffs had owned and operated mobile home parks. They originally purchased a mobile home park in Green Bay in 1966 for $75,000.00. Over the years they bought and sold four mobile home parks, the last one being purchased in Columbia, South Carolina for $500,000.00. (T. Jungck Dep. pp. 4-7.)

In September of 1983, Thomas Jungck mentioned to a friend of his, William Le-Beau, that he, Thomas Jungck, had sold the mobile home park in South Carolina and that he had a large gain on the sale and was looking for a tax shelter. (T. Jungck Dep. p. 19; LeBeau Dep. p. 20.) Mr. Le-Beau then brought defendant Robert Nanz (“Nanz”) over to Thomas Jungck’s house and introduced them. Thomas Jungck told Mr. Nanz that he and his brother would be interested in any deal to reduce the income taxes that they were going to be paying. Mr. Nanz said that he was working on various apartment projects in the Chicago area which were eligible for the investment tax credit. (T. Jungck Dep. pp. 21, 22.)

Subsequent to that meeting, Mr. LeBeau telephoned Thomas Jungck and told him that the investment tax credit is a legal tax deferment plan. Mr. Nanz also telephoned Thomas Jungck and told him that he would come over to Thomas Jungck’s house again and show Mr. Jungck some proposals that he had written up. Mr. Nanz visited Thomas Jungck again sometime during the last week of September or the first week in October, 1983. Richard Jungck was present at that second meeting with Thomas Jungck. Mr. Nanz told them that he needed some “seed money” to acquire an apartment on Winthrop Drive in Chicago and explained to them how the investment tax credit would work and how much of an investment would be required. (T. Jungck pp. 24-26; R. Jungck pp. 7, 8.)

A third meeting was held between Mr. Nanz and the plaintiffs in October of 1983. During either the second or third meeting, Mr. Nanz gave the plaintiffs two written proposals. One involved a tax sheltered investment at 4718 North Winthrop. (T. Jungck Dep. p. 32, Ex. 11.) The other involved a tax sheltered investment at 4736 North Winthrop. (T. Jungck Dep. p. 32, Ex. 5.) The investment for 4718 North Winthrop would require a cash investment of $60,000.00. The investment at 4736 North Winthrop would have required a cash investment of $150,000.00. The plaintiffs did not invest in 4736 North Winthrop, but they did invest in 4718 North Winthrop (“the Winthrop Project”).

The proposal for the Winthrop Project stated that in return for a cash investment of $60,000.00, the investor would receive an unrecorded exculpatory land contract, a lease-back arrangement with Progress Realty with payments equal to the land contract payments, a recorded option on the property, and 100% of all tax benefits from the building, and no liability. (T. Jungck Dep. Ex. 5.) The proposal indicated that the investor would receive an investment tax credit on the rehabilitation of $70,-000.00, first year straight line depreciation of $20,300.00, and a 100% return of his investment, plus $20,000.00 on July 1, 1985.

[1318]*1318Mr. Nanz explained to the Jungcks that title to the real estate would be put into trust. Mr. Nanz would convey the property to them on an unrecorded land contract so that they would be eligible for the investment tax credit. After a year or two, the Jungcks could then sell the property back to Nanz. Additional financing for the project of approximately $350,000.00 would be acquired from a loan from Community Investment Corporation (“CIC”) in Chicago. (T. Jungck Dep. p. 36; R. Jungck Dep. p. 31).

At the third meeting between the plaintiffs and Mr. Nanz, Mr. Nanz told the plaintiffs that they would have to invest $60,000.00. The plaintiffs told Mr. Nanz that they did not have that much cash on hand. Mr. Nanz then told them that he knew a banker in Waukesha by the name of Don Taylor with whom Mr. Nanz had had past financial dealings which had always worked out satisfactorily. (T. Jungck Dep. pp. 33-34, 57.)

After the plaintiffs’ third meeting with Mr. Nanz, Mr. Taylor telephoned Thomas Jungck at home stating that he had talked to Mr. Nanz regarding the Winthrop Project in which the Jungcks were interested, and that he would like to put together a loan package for the Jungcks. (T. Jungck Aff. p. 47.) Thomas Jungck informed Mr. Taylor that the loan proceeds would be invested with Mr. Nanz in the Winthrop Project, for the main purpose of procuring the investment tax credit. (T. Jungck Dep. pp. 58-59.) Mr. Taylor said that it sounded like a good deal to him. (T. Jungck Dep. pp. 47, 59.) Thomas Jungck asked Mr. Taylor if he had anything bad or derogatory to say about Mr. Nanz, and Mr. Taylor said, “No, quite the opposite. Nanz has got a proven track record____[hje’s a real success.” (T. Jungck Dep. pp. 59-60.)

Richard Jungck separately informed Mr. Taylor how the loan proceeds would be used, and discussed the investment tax credit with him. (R. Jungck Dep. pp. 32-33.) In a personal meeting with Richard Jungck, Mr. Taylor said that Mr. Nanz had been a long-time friend of his, and was known and respected in Waukesha County and was a successful businessman. (R. Jungck Dep. p. 9.) At the loan closing on December 6, 1983, when Richard Jungck commented to Mr. Taylor about the high rate of interest on the loan, Mr. Taylor replied that the Jungcks would make money on the deal, so that Richard should not worry about the rate of interest. (R. Jungck Dep. pp. 26-27). When Richard Jungck expressed concern that he would be unable to repay the bank loan within its two-year term, Mr. Taylor replied that the building would be sold by that time. (R. Jungck p. 27.)

Don Taylor asserts that, although he knew that the plaintiffs wished to obtain a loan from Waukesha State Bank for the purposes of making an investment with Mr. Nanz, Mr. Taylor was not at all familiar with the Winthrop Project and had not received any specific information about it. Neither Mr. Taylor nor Waukesha State Bank were involved in the investment or any other investments with Mr. Nanz. (Taylor Aff. Ml 4-5; Taylor Dep. pp.

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Cite This Page — Counsel Stack

Bluebook (online)
723 F. Supp. 1316, 1989 U.S. Dist. LEXIS 13233, 1989 WL 133746, Counsel Stack Legal Research, https://law.counselstack.com/opinion/jungck-v-nanz-wied-1989.