Res-Ga Gold, LLC v. Cherwenka (In re Cherwenka)

508 B.R. 228, 2014 WL 1273818, 2014 Bankr. LEXIS 1177
CourtUnited States Bankruptcy Court, N.D. Georgia
DecidedMarch 6, 2014
DocketNo. 13-57592-MGD
StatusPublished
Cited by9 cases

This text of 508 B.R. 228 (Res-Ga Gold, LLC v. Cherwenka (In re Cherwenka)) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Georgia primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Res-Ga Gold, LLC v. Cherwenka (In re Cherwenka), 508 B.R. 228, 2014 WL 1273818, 2014 Bankr. LEXIS 1177 (Ga. 2014).

Opinion

ORDER SUSTAINING IN PART AND OVERRULING IN PART OBJECTIONS TO DEBTOR’S EXEMPTIONS

MARY GRACE DIEHL, Bankruptcy Judge.

This matter involves objections to Debt- or’s claim of exemptions in an individual retirement account (“IRA”) and an annuity. Based upon the applicable Georgia exemption statutes and the qualifying requirements under the Internal Revenue Code, Debtor is entitled to exempt the IRA but not the annuity.

An evidentiary hearing was held on September 30, 2013. Res-Ga Gold, LLC (“RES-GA”) moved to disallow two of Debtor’s (amended)1 claimed exemptions: an IRA held by Pensco Trust Company with a scheduled value of $212,961.00 (“Pensco IRA”) and an annuity titled AXA Equitable Policy with a scheduled value of $440,743.00 (the “Annuity”). (Docket Nos. 22 & 70). The Chapter 7 Trustee joins in RES-GA’s objection to the Annuity exemption. (Docket No. 56). Debtor’s amended Schedule C claims the Pensco IRA and Annuity as exempt under section 44-13-100(a)(2.1)(D) of the Georgia Code. (Docket No. 42).

At the evidentiary hearing on these matters, Edward Danowitz represented Debt- [231]*231or and Allen Buckley appeared on behalf of Debtor as he made closing argument. David Klein represented Movant RES-GA. Jason Pettie, the Chapter 7 Trustee, also appeared at the hearing.

At the beginning of the hearing, the Court heard argument regarding two Motions in Limine (Docket Nos. 81 & 85). Debtor’s Motion in Limine sought to limit evidence to the prepetition period. Debt- or’s motion was orally granted over RES-GA’s opposition, and evidence taken at the hearing was limited to the relevant prepet-ition period. RES-GA’s Motion in Limine sought to exclude the testimony of Debt- or’s expert witness, Allen Buckley, Esq. (Docket No. 85), and this motion was also orally granted at the start of the hearing. Mr. Buckley was permitted to make a closing argument for Debtor.

After the close of evidence and argument, the Court took the matter under advisement. The Court permitted the parties to file post-hearing briefs (Docket Nos. 87, 92, 942, 96 & 97). RES-GA also filed a motion to strike the brief of Mr. Buckley in support of Debtor’s claimed exemptions (Docket No. 100). The Court has considered all the parties’ papers and, although the brief filed by Mr. Buckley purports to be filed as an amicus curie brief, Mr. Buckley’s appearance at the hearing on behalf of Debtor belies this title.3 Nonetheless, there is no reason to strike the paper. Accordingly, RES-GA’s Motion to Strike is denied. Additionally, RES-GA filed a Motion for Summary Judgment just days before this evidentiary hearing was held on the same issues. (Docket No. 80). In view of this Order, RES-GA’s motion for summary judgment is denied as moot.

This is a core proceeding. Under 28 U.S.C. § 1334(d) and 28 U.S.C. § 157(b)(2)(B), this Court has the power to make a final binding determination concerning a dispute which involves a challenge of a claim of exemption asserted by the Debtor. E.g., In re Hughes, 293 B.R. 528, 530 (Bankr.M.D.Fla.2003).

FINDINGS OF FACTS

At the time of the evidentiary hearing, Debtor was 50 years old. Debtor has long been in the business of “flipping” houses, which entails purchasing real property and then selling the properties for profit. Debtor owns and operated through a company named Goldmine Properties, Inc. (“GPI”) that was incorporated in 1996 or 1997. GPI operated at a profit until the nationwide real estate crash in 2008. GPI performed especially well during the early 2000s. The success of GPI led Debtor to consult a financial advisor, Kevin Ferguson, who assisted Debtor with retirement planning, including establishing the Pensco IRA and the Annuity in 2003.

Debtor now claims an exemption in the IRA held by Pensco Trust Company. Debtor’s Pensco IRA is a self-directed IRA, and the Pensco IRA’s assets include real property. Debtor also claims an exemption in the Annuity, an “AXA Accumulator Plus Annuity (NQ)” held by AXA Equitable Life Insurance Company.

[232]*232 A. Pensco IRA

The self-directed form of Debtor’s Pen-sco IRA allows Debtor to invest in distressed real properties and have the IRA realize profit from the later sale of these properties. Debtor has expertise in the area of identifying, purchasing and reselling distressed residential properties. Debtor locates the real estate to serve as the investment for the self-directed Pensco IRA, and Pensco has an authorization process with a right to decline Debtor’s request for purchase. A real estate agent works with Debtor to submit a proposed offer to Pensco. A representative from Pensco executes all the sale documents and the property is owned by “Pensco Trust Company FBO Michael Cherwen-ka.” Debtor reviews the closing statements and communicates with Pensco in instances where there are discrepancies in fees or other figures on the HUD-1 or related documents. Although Pensco has authority to decline a proposed purchase, Debtor testified that has never occurred.

After a property is purchased, the property is resold. Any and all profits from the sale of any Pensco IRA asset are realized exclusively by the Pensco IRA. Sometimes the properties would be renovated or improved before sale. Sometimes the properties would simply be held and sold at a later date, hopefully capitalizing on advantageous market conditions or market swings. It is unclear whether the decision to improve a property and to what extent the properties were improved was made by Debtor or a contractor he regularly engaged. Debtor identified Casave Tamande of CMT Contractors and James Prichard of James Prichard Roofing as the lead contractors, project coordinators, or as Debtor’s “team.”

Debtor was not compensated for any real property research he performed, nor was he compensated for any recommendations, management or consulting services he provided relating to how the Pensco IRA properties were improved before resale. Debtor explained his role in buying and selling of these properties as being limited to identifying the asset for purchase and later selling the asset. Debtor engages his contractors to decide or oversee the scope of work with improved properties. Debtor testified that he “read and approved” the expense forms prior to Pen-sco paying funds to reimburse the submitted expenses. Contractors were paid by the job, which accounted for labor costs, but no management fee or additional cost was included in the expenses submitted to Pensco. Debtor stated he would inspect or confirm that work was completed through site visits or communication with his “team” before he would approve expenses to be paid by Pensco.

Debtor stated that he has never jointly owned a property with Pensco. Yet, he also testified that 131 Shyrewood Road in Lawrenceville was owned in part by Pen-sco and in part by him personally. Debtor recollected that he owned 55% of the property with the remaining 45% owned by the Pensco IRA. Debtor also stated that at the sale of this particular property RES-GA received over $75,000.00 to deliver clear title to the purchaser.

Debtor created Prosperity Homes for All, LLC in 2009 or 2010 when judgments against Debtor’s long-time company, GPI, were being enforced by RES-GA. Debtor wholly owns Prosperity Homes for All, LLC.

Free access — add to your briefcase to read the full text and ask questions with AI

Related

In re: Adam Goepel Maisano
S.D. Georgia, 2026
FARBER
E.D. Pennsylvania, 2025
Sharon S. Brainard
D. Connecticut, 2023
Stephanie Paula Farber
E.D. Pennsylvania, 2022
In re Painter
595 B.R. 226 (S.D. Texas, 2018)
RES-GA Dawson, LLC v. Rogers (In re Rogers)
538 B.R. 158 (N.D. Georgia, 2015)
Kellerman v. Rice (In re Barry K.)
538 B.R. 776 (E.D. Arkansas, 2015)
In re Kellerman
531 B.R. 219 (E.D. Arkansas, 2015)
Terri Running v. Joseph Miller
778 F.3d 711 (Eighth Circuit, 2015)

Cite This Page — Counsel Stack

Bluebook (online)
508 B.R. 228, 2014 WL 1273818, 2014 Bankr. LEXIS 1177, Counsel Stack Legal Research, https://law.counselstack.com/opinion/res-ga-gold-llc-v-cherwenka-in-re-cherwenka-ganb-2014.