United States v. Alphonso I. Waters, Jr.

937 F.3d 1344
CourtCourt of Appeals for the Eleventh Circuit
DecidedSeptember 10, 2019
Docket18-11333
StatusPublished
Cited by20 cases

This text of 937 F.3d 1344 (United States v. Alphonso I. Waters, Jr.) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eleventh Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
United States v. Alphonso I. Waters, Jr., 937 F.3d 1344 (11th Cir. 2019).

Opinion

Case: 18-11333 Date Filed: 09/10/2019 Page: 1 of 32

[PUBLISH]

IN THE UNITED STATES COURT OF APPEALS

FOR THE ELEVENTH CIRCUIT ________________________

No. 18-11333 ________________________

D.C. Docket No. 1:16-cr-00407-TCB-JSA-1

UNITED STATES OF AMERICA,

Plaintiff-Appellee,

versus

ALPHONSO I. WATERS, JR.,

Defendant-Appellant.

________________________

Appeal from the United States District Court for the Northern District of Georgia ________________________

(September 10, 2019)

Before ED CARNES, Chief Judge, JULIE CARNES, and CLEVENGER,∗ Circuit Judges.

ED CARNES, Chief Judge:

∗ Honorable Raymond C. Clevenger, III, United States Circuit Judge for the Federal Circuit, sitting by designation. Case: 18-11333 Date Filed: 09/10/2019 Page: 2 of 32

In this wire fraud case, we are once again confronted with the question of

when a lie is just a lie and when it is a federal crime. “It is conceded that there is a

class of lies, voluntary, aimless, yet weak and wicked lies,” Green’s Adm’r v.

Bryant, 2 Ga. 66, 68 (1847), that our law does not forbid. And the federal wire

fraud statute “forbids only schemes to defraud, not schemes to do other wicked

things, e.g., schemes to lie, trick, or otherwise deceive.” United States v.

Takhalov, 827 F.3d 1307, 1310 (11th Cir.), as revised (Oct. 3, 2016), opinion

modified on denial of reh’g, 838 F.3d 1168 (11th Cir. 2016). “The difference,” we

have explained, “is that deceiving does not always involve harming another

person; defrauding does.” Id.

Alphonso Waters, Jr., relies on that distinction to argue that the lies he told

in the process of obtaining a $6 million loan did not amount to fraud. He sought

that loan in 2013 from a private lender who discovered that Waters had several

years’ worth of federal tax liens outstanding. To calm the lender’s concerns,

Waters sent it a letter that appeared to be from the IRS approving him for a

payment plan to pay off the tax liens. Then he sent the lender another letter stating

that, as far as he knew, the first letter really was from the IRS. Both of those letters

were lies –– lock, stock, and barrel; stem to stern, top to bottom. But, Waters

argues, they weren’t statutorily damned lies; they weren’t lies constituting wire

fraud because they didn’t affect the bargain between the parties. He reasons that

2 Case: 18-11333 Date Filed: 09/10/2019 Page: 3 of 32

any lie he told about his creditworthiness was harmless because the collateral for

the loan was worth $8.4 million, which is more than the total amount of the loan.

We are not convinced.

I. BACKGROUND

A. The Scheme

Waters was the CEO of Family Practice of Atlanta, a medical practice he

owned and operated with his wife, Dr. Sondi Moore-Waters, a physician. He ran

the business side of things, she ran the medical side. [Id.] Sometime around 2011

they decided they needed a bigger building for the growing practice. They formed

Sondial Properties, LLC (a portmanteau of the couple’s names, Sondi and Al), and

the company borrowed about $4 million in the form of two different construction

loans from JP Morgan Chase Bank. Those loans matured on October 18, 2013,

and Sondial immediately defaulted on them because of delays and cost overruns

with the construction.

Waters sought the help of a commercial mortgage broker in finding a $6

million transitional loan so he could pay back the $4 million to Chase and also

finish construction. Waters’ broker, Tony Baldwin, contacted Chesterfield Faring,

Ltd., a real estate services and investment firm that specialized in finding funding

for lapsing or lapsed loans. Chesterfield’s CEO was a man named Larry Selevan.

Selevan and his company helped borrowers find loans by researching the financial

3 Case: 18-11333 Date Filed: 09/10/2019 Page: 4 of 32

viability of a proposed project and packaging that information so potential lenders

could easily decide whether to provide financing.

Selevan proposed the loan project to Colony Capital, LLC. Colony was a

private equity firm and real estate investment trust that provided financing for

commercial realty projects deemed to exceed a bank’s normal risk profile.

Michael Sanchez, the senior vice president of Colony, oversaw Sondial’s loan

application. He understood that the loan “had to be closed very quickly” so Waters

could pay off Chase and meet construction deadlines. On October 25, 2013,

Sanchez sent Chesterfield a term sheet outlining the terms and conditions that

Colony proposed for the loan. Under the proposal Colony would lend Sondial $6

million and, in exchange, it would receive a first priority mortgage on the new

building and rights to all leases and rents there, as well as about a 7% interest rate

for the two-year initial term. Al Waters signed the term sheet on behalf of Sondial.

With the terms of the loan all set, the due diligence phase began. Waters and

Moore-Waters filled out a personal financial statement for Colony, listing their

assets, income, liabilities, and things of that nature. To say the least, they weren’t

as forthcoming as they should have been. The couple left blank the line asking

them about any unpaid income taxes, and they listed “0” as the amount or value of

outstanding liens and other “assessments payable.” Truth be told, the couple had

nearly half a million dollars of outstanding federal tax liens filed against them.

4 Case: 18-11333 Date Filed: 09/10/2019 Page: 5 of 32

And the truth was told, or at least uncovered, when Colony ran a background check

a few weeks later that turned up the tax liens. 1

As you can imagine, that discovery wrenched the lending process to a halt.

When he found out about the liens Sanchez was “very very angry” because it “was

an item that absolutely should have been disclosed” earlier in the process. He saw

the lack of disclosure as a “deal killer” because he didn’t want “to close a

transaction with [those] outstanding liens.” Sanchez explained:

This [sort of thing] is disclosed up front. This is something that when you find out during when you run a background check and hear for the first time, that that [sic] is a huge red flag in terms of whether or not, you know, this borrower has been disclosing and been forthright on what his financial condition is.

Selevan, the CEO of Chesterfield, encouraged Sanchez not to walk away

from the deal and to work with Waters while they tried to come up with a solution

to the tax liens. Sanchez agreed to wait and see. He considered the liens a “gating

issue” that had to be resolved before the loan could be closed. Waters’ attorney,

David Gentry, understood that. Because he did, on December 13, 2013, he sent the

IRS Taxpayer Advocate a letter asking for approval of a payment plan and

requesting that the IRS provide “immediate assistance” so Waters could close the

loan with Colony by December 18.

1 Those liens were for $32,917.77 from tax year 2007; $37,109.61 from 2008; $68,111.60 from 2009; and $328,656.00 from 2010, for a total of $466,794.98.

5 Case: 18-11333 Date Filed: 09/10/2019 Page: 6 of 32

Also on December 13, Waters himself called his Congressman’s office to

ask for help getting the tax liens removed. The constituent services representative

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Cite This Page — Counsel Stack

Bluebook (online)
937 F.3d 1344, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-states-v-alphonso-i-waters-jr-ca11-2019.