TXMS Real Estate Investments, Inc. v. Senior Care Centers, LLC

CourtUnited States Bankruptcy Court, N.D. Texas
DecidedNovember 13, 2020
Docket20-03073
StatusUnknown

This text of TXMS Real Estate Investments, Inc. v. Senior Care Centers, LLC (TXMS Real Estate Investments, Inc. v. Senior Care Centers, LLC) is published on Counsel Stack Legal Research, covering United States Bankruptcy Court, N.D. Texas primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
TXMS Real Estate Investments, Inc. v. Senior Care Centers, LLC, (Tex. 2020).

Opinion

EE BANER GS. CLERK, U.S. BANKRUPTCY COURT SB 2 NORTHERN DISTRICT OF TEXAS SY oi ioe XO f Ly | ENTERED oy ye * THE DATE OF ENTRY IS ON yy AMIE ¥ iB THE COURT’S DOCKET Gy ML Cm The following constitutes the ruling of the court and has the force and effect therein described.

Signed November 12, 2020 yd ° United <— — fo Judge

IN THE UNITED STATES BANKRUPTCY COURT FOR THE NORTHERN DISTRICT OF TEXAS DALLAS DIVISION § In re: § Chapter 11 § SENIOR CARE CENTERS, LLC, et al. § Case No. 18-33967 (SGJ) § Debtors. §

§ TXMS REAL ESTATE § INVESTMENTS, INC., § § Plaintiff, § § Vv. § Adv. Pro. No. 20-03073 (SGJ) § SENIOR CARE CENTERS, LLC § ABRI HEALTH SERVICES, LLC AND § ALAN HALPERIN, TRUSTEE, § § Defendants. § MEMORANDUM OPINION AND ORDER: (1) DENYING (SINCE WITHDRAWN) DEFENDANTS’ MOTION TO DISMISS [ECF NO. 7]; AND 2) DENYING PLAINTIFF TXMS REAL ESTATE INVESTMENTS, INC.’S MOTION TO REMAND AND ABSTAIN [ECF NO. 8]

Page | of 21

Stacey G. C. Jernigan, United States Bankruptcy Judge I. Introduction.

This is not the first dispute that this bankruptcy court has been called upon to resolve among these parties. Nor, the court anticipates, will it be the last. The primary parties are: (a) a lessor (plaintiff) of several real properties that are used as nursing homes, and (b) a lessee (defendant) who is an operator of the nursing homes and recently exited Chapter 11 with a confirmed plan. In fairness, the lessor, TXMS Real Estate Investments, Inc. (“TXMS”), would prefer that this court not adjudicate this dispute. Instead, it believes that this removed action must be heard in Texas state district court, the court in which TXMS brought suit against Senior Care Centers, LLC (the lessee, “SCC” or the “Reorganized Debtor”) and Abri Health Services, LLC, the new holding company for the Reorganized Debtor (“Abri”). The defendants—SCC and Abri—as well as an intervenor Alan Halperin, Trustee (the “Plan Trustee”) of the Senior Care Liquidating Trust (the “Liquidating Plan Trust”), on the other hand, believe that the bankruptcy court can and should adjudicate this action.

For now, the court must determine: (1) whether it has bankruptcy subject-matter jurisdiction over this post-confirmation removed action (the “Adversary Proceeding”); and (2) if the court does, in fact, have bankruptcy subject-matter jurisdiction, whether it must/should abstain and remand the Adversary Proceeding to the Texas state district court where TXMS initiated the litigation. For the reasons set forth below, the court believes that it has bankruptcy subject-matter jurisdiction over this Adversary Proceeding and that abstention and remand are neither required nor appropriate under the facts of this case. II. Background Facts. TXMS’s and SCC’s business relationship dates back to at least October 2010, when TXMS and SCC entered into a Master Lease Agreement.1 This Master Lease Agreement has been amended and restated on several occasions.2 The Master Lease Agreement that was in effect when

SCC and more than 100 of its subsidiaries (collectively, the “Debtors”) filed for bankruptcy protection in this court, was the Second Amended and Restated Master Lease Agreement dated August 27, 2013 (as amended on July 11, 2014, and November 12, 2015, the “Second Amended Master Lease”).3 Pursuant to the Second Amended Master Lease, SCC leased and operated 11 properties as a single unit with a single monthly minimum rent obligation.4 On December 4, 2018, the Debtors sought Chapter 11 bankruptcy protection. The Debtors’ spiral into bankruptcy was precipitated by several factors, including: declining reimbursement rates, difficulties in collecting accounts receivable, declining census and occupancy rates, increasing lease obligations, tightening terms with various trade creditors, and a significantly reduced working capital loan facility.5

TXMS was active in the bankruptcy case from its inception, yet the primary dispute between TXMS and SCC concerned whether SCC should be permitted to assume the Second Amended Master Lease, pursuant to Bankruptcy Code section 365. The dispute was brought to a head when this court ordered that an evidentiary hearing would take place on the Debtors’ Omnibus Motion for Entry of an Order (I) Authorizing the Debtors to Assume Unexpired Real

1 In re Senior Care Centers, LLC, 607 B.R. 580, 585 (Bankr. N.D. Tex. 2019). 2 Pl.’s Original Pet., p. 4. 3 Senior Care Centers, 607 B.R. at 585. 4 Id. 5 Id. at 586. Property Leases, and (II) Establishing and Authorizing the Debtors to Pay Attendant Cure Amounts (the “Motion to Assume”)6 unless TXMS and several other landlords7 consented to deferring the Motion to Assume to confirmation. TXMS did not consent to the deferral, and the court heard a full day of evidence at a hearing

on September 6, 2019. The parties engaged in extensive oral argument, several witnesses testified, and the court admitted numerous exhibits. After considering the pre- and post-trial briefing, evidence, testimony, and arguments of counsel, on October 4, 2019, the court issued its Memorandum Opinion and Order granting the Motion to Assume (the “Assumption Order”).8 Under the terms of the Assumption Order, SCC was allowed to assume the Second Amended Master Lease, effective as of the date of the Assumption Order, and was required to cure certain defaults by the earlier of the effective date of a confirmed bankruptcy plan or December 16, 2019.9 About three weeks later, SCC filed its Notice of Filing of Solicitation Version of Disclosure Statement for the Third Amended Joint Plan of Reorganization under Chapter 11 of the Bankruptcy Code (the “Solicitation Notice”).10 Attached to the Solicitation Notice as Exhibit A, was the

solicitation version of the Third Amended Joint Plan of Reorganization Under Chapter 11 of the Bankruptcy Code (the “Plan”).11 The Plan was jointly proposed by the Debtors and the Official Committee of Unsecured Creditors (the “Committee”). Under the terms of the Plan, the Debtors

6 Case No. 18-33967, ECF No. 1479. 7 SCC also sought to assume the various leases of other lessors including Annaly Healthcare Inv. LLC/CHI Javelin, HC Hill Country Associates, Ltd., H-C Associates, Ltd., J-S Fredericksburg Realty, LP, HC-RW Associates, Ltd., and Hidalgo Healthcare Realty, LLC. Those landlords are not parties in this Adversary Proceeding, and discussions of their participation regarding the Motion to Assume will be excluded in order to avoid any potential confusion. 8 Case No. 18-33967, ECF Nos. 1981 and 1983. 9 Senior Care Centers, 607 B.R. at 598. 10 Pl.’s Original Pet., p. 5-6; Def.’s Mot. to Dismiss, p. 3. 11 Case No. 18-33967, ECF No. 2094. would reorganize around just 22 facilities (having determined to reject the leases on the majority of their facilities). The Reorganized Debtor would be a significantly slimmed down enterprise. As part of its reorganization, SCC would cancel its old equity interests and issue new common stock. On the Effective Date of the Plan, 80% of the new common stock of SCC would be distributed to

the Liquidating Plan Trust, by and through the newly created entity called Abri, for the benefit of the Debtors’ unsecured creditors, with the remaining 20% to be reserved for distribution as part of a management incentive plan for the Reorganized Debtor’s management team.12 In total, three bundles of consideration would be transferred into a trust for the general unsecured creditors of the Debtors to share in pro rata: (a) 80% of the equity in the Reorganized Debtor; (b) a $10 million note; and (c) various causes of action of the Debtors.

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TXMS Real Estate Investments, Inc. v. Senior Care Centers, LLC, Counsel Stack Legal Research, https://law.counselstack.com/opinion/txms-real-estate-investments-inc-v-senior-care-centers-llc-txnb-2020.