OZO Capital, Inc., Biltmore Funding II, LLC, and DFI-OTH, LLC v. Vance Syphers and Chris Edens

Court of Appeals of Texas·Decided March 29, 2018·No. 02-17-00131-CV·Published

Opinion

COURT OF APPEALS

SECOND DISTRICT OF TEXAS

FORT WORTH

NO. 02-17-00131-CV

OZO CAPITAL, INC., BILTMORE APPELLANTS FUNDING II, LLC, AND DFI-OTH, LLC

V.

VANCE SYPHERS AND CHRIS APPELLEES EDENS

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FROM THE 48TH DISTRICT COURT OF TARRANT COUNTY TRIAL COURT NO. 048-287425-16

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MEMORANDUM OPINION1

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In this appeal from the trial court’s order granting the special appearance of nonresident appellees Vance Syphers and Chris Edens, appellants OZO Capital, Inc., Biltmore Funding II, LLC (Biltmore II), and DFI-OTH, LLC contend

1 See Tex. R. App. P. 47.4.

that the trial court erred by determining (1) that it did not have general or specific jurisdiction over Syphers, or specific jurisdiction over Edens, and (2) that exercising jurisdiction over both appellees would offend traditional notions of fair play and substantial justice. Because we conclude that the trial court did not err by concluding that exercising jurisdiction over appellees would violate federal due process guarantees, we affirm.

Background

In December 2013, Texas resident Mark Hyland and Florida resident Greg Wright encouraged Texas resident Tim Fleet to purchase a pool of mortgage loans for the sole purpose of reselling them. The three created Biltmore II, a Texas limited liability company, to buy and sell the pool. Biltmore II’s managing member is NTex Realty, LP, a Texas limited partnership owned by Fleet. The other members of Biltmore II are OZO, a Florida corporation whose principal is Wright, and DFI-OTH, a Texas limited liability company whose principal is Hyland. Fleet funded Biltmore II with a $1.7 million contribution, but Hyland and Wright did not contribute any funds to Biltmore II. The company is structured so that Fleet, through NTex Realty, will receive the return of his initial $1.7 million investment from any money paid to Biltmore II before making any distributions to OZO or DFI-OTH.

Hyland began working on a deal to sell Biltmore II’s pool to 3 Star Properties, along with two other note pools: one owned by TM Property Solutions, LLC (TMPS), in which Hyland owns a fifty percent interest, and

another owned by Biltmore Funding, LLC, a company controlled by Wright. While 3 Star was negotiating its purchase of the three loan pools, it entered into an agreement to sell a large group of loans from each of the three pools to SED Holdings, LLC, a North Carolina limited liability company, for around $13.8 million. Syphers is the managing member of SED, and Edens was both a member and the president.2 3 Star closed its sale to SED in June 2014 before closing its purchase from Biltmore II in July 2014; 3 Star used some of SED’s initial $4 million cash payment3 to fund its purchase of the Biltmore II, Biltmore Funding, and TMPS pools. 3 Star paid Biltmore II $1.5 million cash4 and executed a promissory note for the remaining $2.7 million purchase price for the Biltmore II loans. In the sale contract with 3 Star, Biltmore II agreed that Brown & Associates, a “custodian and doc prep vendor” located in Harris County, Texas, would keep physical possession of the Biltmore II notes.

SED’s contract with 3 Star allowed it to perform due diligence after closing and “put back” loans that it could not resell. After the closing of SED’s purchase from 3 Star, Edens travelled to Texas to review the notes; SED decided that at

2 Although Edens’s discovery responses in this suit stated that he was a member of SED, he later denied being a member in an affidavit attached to appellees’ amended special appearance.

3 SED executed a promissory note for the rest of the purchase price.

4 3 Star paid Biltmore Funding $1.625 million and TMPS $360,000.

least 600 or more of the notes that it bought from 3 Star––some of them from the Biltmore II pool––were “unsellable” and attempted to give those loans back. For that reason, SED stopped making payments on its promissory note to 3 Star. As a result, 3 Star never made a payment on its note to Biltmore II. Biltmore II sent 3 Star a default notice indicating that it would retain ownership of its pool unless 3 Star timely objected––it did not.

Thus began a series of lawsuits to obtain ownership of the Biltmore II pool.

First, SED sued 3 Star, its principal Jamie Johnson, Hyland, and TMPS in North Carolina; Biltmore II was not a party to that suit. SED obtained an injunction prohibiting Hyland from selling the notes in the Biltmore II pool. 3 Star then sued SED in Harris County, Texas. Brown & Associates interpleaded the notes into the Harris County suit. Finally, Biltmore II, acting through Fleet, sued 3 Star in Tarrant County in April 2015. At some point, Fleet became aware that 3 Star had closed its sale to SED before obtaining ownership of the Biltmore II pool. Biltmore II and SED each attempted to obtain the notes from Brown & Associates, who refused to release them because of the multiple title claims.

SED intervened in Biltmore II’s Tarrant County suit. In an attempt to salvage the value of the Biltmore II pool, Edens and Fleet discussed selling the Biltmore II notes. Eventually, they agreed to a settlement. Under the settlement agreement, which Syphers approved and signed from North Carolina, SED and Biltmore II “agree[d] to work together and cooperate with each other in the [Tarrant County suit] . . . to achieve an outcome whereby a [j]udgment is

rendered . . . declaring [Biltmore II] the owner of the [pool] with clear and negotiable title . . ., free and clear of any claims by or through 3 Star.” Biltmore II further agreed that if it obtained such a judgment, it would, with Fleet and SED, “jointly pursue possession of the [pool]” and upon taking possession, liquidate the pool. SED would receive sixty percent of the liquidated proceeds and Biltmore II forty percent.

At the Tarrant County trial, SED and Biltmore II set forth the settlement agreement terms on the record. Fleet and Edens testified. 3 Star did not offer any evidence or sponsor any witnesses, and its counsel admitted that 3 Star had defaulted on its payments to Biltmore II because SED had defaulted on its payments to 3 Star. The trial court signed a judgment declaring Biltmore II the sole owner of the Biltmore II pool, free of 3 Star’s and its assignees’ claims.

During the fallout from the sale to 3 Star, Fleet’s relationship with Hyland and Wright soured to the point that they could no longer work together. Through attorneys, Hyland attempted to buy out NTex Realty’s membership interest in Biltmore II. As part of these negotiations, Hyland’s counsel attempted to obtain Fleet’s verification that Biltmore II had not “disposed of, assigned, released, transferred, or otherwise conveyed” the mortgages in the pool, but Fleet’s counsel refused to answer. After Hyland and Wright found out about the settlement agreement with SED, they purported to authorize Biltmore II, along

with OZO and DFI-OTH, to sue Fleet, NTex Realty, appellees, and James Dever5 for breach of fiduciary duty, fraud, breach of contract, and tortious interference with a contract. Hyland verified appellants’ original and amended petitions. OZO and DFI-OTH also called a members’ meeting of Biltmore II, at which they voted to expel NTex Realty as managing member.

Appellants alleged in their pleadings that the settlement agreement Biltmore II entered into with SED is a void Mary Carter agreement,6 characterized it as a “side deal” to transfer Biltmore II’s assets to SED, and contended that its purpose was to benefit Fleet to their detriment because Biltmore II’s company agreement allows him to “get his money out first.”

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