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

CourtCourt of Appeals of Texas
DecidedMarch 29, 2018
Docket02-17-00131-CV
StatusPublished

This text of OZO Capital, Inc., Biltmore Funding II, LLC, and DFI-OTH, LLC v. Vance Syphers and Chris Edens (OZO Capital, Inc., Biltmore Funding II, LLC, and DFI-OTH, LLC v. Vance Syphers and Chris Edens) is published on Counsel Stack Legal Research, covering Court of Appeals of Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

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OZO Capital, Inc., Biltmore Funding II, LLC, and DFI-OTH, LLC v. Vance Syphers and Chris Edens, (Tex. Ct. App. 2018).

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

----------

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

MEMORANDUM OPINION1

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

2 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.

3 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

4 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

5 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

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OZO Capital, Inc., Biltmore Funding II, LLC, and DFI-OTH, LLC v. Vance Syphers and Chris Edens, Counsel Stack Legal Research, https://law.counselstack.com/opinion/ozo-capital-inc-biltmore-funding-ii-llc-and-dfi-oth-llc-v-vance-texapp-2018.