United States v. Felix Daniel

749 F.3d 608, 2014 WL 1420380, 2014 U.S. App. LEXIS 7016
CourtCourt of Appeals for the Seventh Circuit
DecidedApril 15, 2014
Docket13-2399
StatusPublished
Cited by32 cases

This text of 749 F.3d 608 (United States v. Felix Daniel) is published on Counsel Stack Legal Research, covering Court of Appeals for the Seventh 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. Felix Daniel, 749 F.3d 608, 2014 WL 1420380, 2014 U.S. App. LEXIS 7016 (7th Cir. 2014).

Opinion

BAUER, Circuit Judge.

A jury found defendant-appellant Felix Daniel (“Daniel”) guilty of one count of wire fraud in violation of 18 U.S.C. § 1343, and three counts of mail fraud in violation of 18 U.S.C. § 1341. Daniel filed post-trial motions seeking: (1) a new trial based on the district court’s refusal to instruct the jury that there must be specific unanimity on at least one false representation, and (2) judgment of acquittal based on the insufficiency of the evidence. The district court denied the motions and entered a final judgment of conviction. Daniel timely appealed to this court. We affirm the ruling of the district court.

I. BACKGROUND

The government charged Daniel with three counts of mail fraud and one count of wire fraud based on his involvement in a failed business endeavor called Rym Technology Holdings, LLC (“Rymtech”). Rymtech was a mortgage reduction program that purported to provide financial assistance to homeowners facing foreclosure. Daniel, in his role as Rymtech’s Vice President of Sales and Marketing, would recruit homeowners to place their property in the Rymtech program and arrange a closing at which the homeowners would sign over the title of their property to straw purchasers called “A buyers.” Homeowners were told that their home would be placed in a trust and that the A buyers would obtain financing from mortgage lenders to pay off the mortgage on the property. Daniel instructed Rymtech loan officers to prepare fraudulent loan applications on behalf of the A buyers in order to acquire financing for each property.

Rymtech promised homeowners that after five years, they would regain title to their properties free and clear of any mortgage. This was an empty promise; even if Rymtech had invested all of the homeowners’ equity, Rymtech would have to receive implausibly high rates of return in order to make the necessary mortgage payments. In fact, the money Rymtech obtained from homeowners’ equity checks was primarily used to operate the company itself; only a small portion of the funds *611 was actually invested. When the program’s finances started to disintegrate, Daniel nevertheless continued to recruit homeowners and to choose which properties would or would not receive payments. Ultimately, Rymtech had insufficient revenue to cover its mortgage obligations, and the program failed.

Daniel’s indictment charged that on November 19, 2004, he caused a transfer of funds over interstate wires representing the proceeds of a mortgage loan for an A buyer’s purchase of a homeowner’s property. Three additional counts charged Daniel with sending letters, from Rymtech to homeowners, through the United States mail. These letters were used to convince homeowners that their properties remained secure and that Rymtech was continuing to make mortgage payments. A jury trial on all four counts began on March 11, 2013.

At trial, homeowners testified that Daniel persuaded them to put their property in the program and that he was present at meetings where they signed over the title to their property to Rymtech. The homeowners also testified that Rymtech representatives told them that them homes would be safe and placed in a trust. When some homeowners discovered that their homes were being foreclosed or that their property taxes had not been paid, Daniel assuaged their concerns by assuring them that their homes were safe.

The homeowners testified that in March and November 2006, they received letters in the mail from Rymtech regarding the status of their properties. These letters directed homeowners to continue making payments to Rymtech and falsely represented that Rymtech was making payments on their mortgages and would continue to do so. One homeowner testified that she exchanged emails with Daniel in late 2006 and early 2007, asking him for an update on her home. Although Daniel was aware at this time that the Rymtech program was failing, Daniel’s reply email stated, “[w]e should have money any day now, very, very soon, looking forward to getting [things] back on [track] and resolved.”

Dimona Ross (“Ross”), a loan officer hired by Daniel, testified that Daniel played an integral role in recruiting properties for participation in the program and matching the properties with A buyers. Daniel told Ross that he created an investment strategy that would pay off the mortgages and claimed a patent was pending on that system; Ross was thus under the impression that Daniel developed and ran the Rymtech program. Daniel instructed Ross to falsify loan applications for Rym-tech, including misrepresenting investors’ intentions for the properties to be purchased and fraudulently listing properties as second homes or investment properties. Occasionally, Daniel gave Ross “manufactured” leases to submit with the loan applications that listed fake tenants and falsely represented that an A buyer was collecting rent on the property. Daniel directed other Rymtech loan officers to prepare similar fraudulent applications for properties entrusted to the program as well.

Two A buyers who spoke directly with Daniel testified that Daniel recruited them to participate in the Rymtech program, telling them that their credit would be used to help struggling homeowners. Daniel told A buyers that they would not have to make any of the mortgage payments themselves. The A buyers purchased properties from the Rymtech program and received $1,500 per transaction. Based on the fraudulent loan applications created at Daniel’s direction, mortgage lenders would wire funds to the title company in order to close on the A buyers’ property acquisitions. At trial, a senior special investigator from the Federal Re *612 serve Bank of New York confirmed that on November 19, 2004, a wire transfer was initiated from Eva Breckenridge, one of the testifying A buyers, to a title company. The A buyers stated that when they received calls from lenders informing them of late payments on the mortgages, Daniel told them Rymtech was waiting for returns on its investments to make the payments.

The owner of a property management company, Anthony Brown (“Brown”), testified that his company took over property management for Rymtech. Brown explained that rent payments from the homeowners and money wired from Rymtech to the property management company was used to make monthly mortgage payments on the properties. Brown testified that Rymtech failed to pay taxes and insurance on the properties, and that by late 2005, Rymtech failed to wire enough funds to cover the monthly mortgage payments. Nonetheless, Daniel continued to recruit homeowners and began directing Brown’s company to make mortgage payments only on certain properties. Whenever Brown’s company received complaints from homeowners, they were directed to Daniel. By the end of 2006, Brown’s company was forced to cease operations with Rymtech due to a lack of funding.

Additional evidence at trial established that Rymtech was registered as an LLC in Michigan, with Daniel listed as a registered agent and member-manager. A provisional patent application filed by Rymtech entitled “mortgage financial intervention system and method” identified Daniel as an inventor. An FBI employee with 21 years of

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Bluebook (online)
749 F.3d 608, 2014 WL 1420380, 2014 U.S. App. LEXIS 7016, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-states-v-felix-daniel-ca7-2014.