United States v. Fisher

Court of Appeals for the Fifth Circuit·Decided June 2, 1997·No. 95-10733·Published

Opinion

REVISED

UNITED STATES COURT OF APPEALS For the Fifth Circuit

No. 95-10733

UNITED STATES OF AMERICA, Plaintiff-Appellee,

VERSUS

JAMES R. FISHER and JOHN R. CARNEY, Defendants-Appellants.

Appeal from the United States District Court for the Northern District of Texas

February 13, 1997

Before POLITZ, Chief Judge, SMITH and DUHÉ, Circuit Judges. DUHÉ, Circuit Judge:

Defendants-Appellants James Fisher and John Carney appeal their convictions on several counts including bank fraud, mail

fraud, wire fraud, conspiracy, and making false statements to the Federal Home Loan Bank Board and the Office of Thrift Supervision.

For the reasons assigned, we reverse and vacate the convictions and remand for a new trial.1

1 We note at the outset there is no double jeopardy issue in remanding for a new trial: “[T]he Double Jeopardy Clause’s general prohibition against successive prosecutions does not prevent the government from retrying a defendant who succeeds in getting his first conviction set aside, through direct appeal or collateral attack, because of some error in the proceedings leading to conviction.” Lockhart v. Nelson, 488 U.S. 33, 38, 109 S.Ct. 285,

BACKGROUND

In 1984, James Fisher, John Carney and Jeff Noebel2 formed Equisource Realty Corporation as a real estate investment company in Dallas, Texas. By 1987, Texas real estate was no longer a profitable investment, and the Equisource Realty partners began to investigate other business opportunities.

At that time, the savings and loan industry was in disastrous condition. Many S&Ls had declared bankruptcy, and the federal government was faced with the unappealing reality of bailing out numerous failed institutions. In an effort to curtail the disaster, the Federal Home Loan Bank Board (“FHLBB”) sought private investors to aid in the bailout.

To induce investment, bankrupt S&Ls were allowed to recognize “regulatory goodwill” as an asset. This goodwill was not recognized under Generally Accepted Accounting Principles, but was instead a creation of federal regulators. The goodwill asset created artificial capital for S&Ls without requiring investors to contribute hard dollars.

Equisource Realty became interested in acquiring an S&L in the summer of 1987. It targeted Bayside Savings and Loan Association in Port Charlotte, Florida, and applied for regulatory approval to purchase the institution. In the fall of 1987, Bayside had zero value, was $1,000,000 in debt and was losing $50,000 a month.

289 (1988).

2 Jeff Noebel was indicted with Fisher and Carney but entered into a plea agreement and was not a defendant.

To acquire Bayside, the defendants and Noebel formed Equisource Capital Corporation to act as the general partner of a newly formed bank holding company, U.S. Savings Associates (“USSA”). Davis Hughes served as president of a sister organization, Equisource Financial Corporation.

Originally, USSA proposed to regulators it raise $3,000,000 for the acquisition: $2,000,000 in equity and $1,000,000 in debt. This proposal received approval. However, before closing, USSA opted to instead raise $4,000,000 in equity, with $875,000 of that sum subject to repurchase agreements. To accomplish this goal, USSA sold 80 units in USSA for $50,000 a unit to approximately 37 investors.

Some of the investors in USSA were represented by Joe Courrege, an agent for the financial interests of several NFL football players (“Players”). Courrege had purchased several homes in Dallas in the early eighties and then sold the homes to the Players as investments. By 1988, however, changes in the tax laws and the general decline of the real estate market had contributed to extremely high interest rates on the loans made to acquire the homes. Courrege was interested in refinancing these homes to decrease the monthly loan payments.

Early in 1988, Courrege learned of the USSA investment. As incentive to have his Players invest, USSA promised Courrege it would obtain refinancing on the Players’ homes if the Players bought units in USSA.

Jeff Walker was represented by Courrege and sought to purchase

a USSA share. Jeff Walker’s father Trent Walker deposited $10,000 with USSA for the purchase of one share, with the remaining $40,000 owed to be financed. Trent Walker was offered a repurchase agreement if the homes owned by his son were not refinanced by December 31, 1988. Both Walkers had trouble obtaining financing for the remaining $40,000 owed, so Trent Walker sent USSA a check for $40,000 in October 1988 to be placed in escrow until financing of the balance came through. That check was instead cashed by USSA.

Other investors were also promised repurchase agreements.

Another Courrege client, Gary Hogeboom, invested $100,000 in USSA with the understanding his homes would be refinanced, and that his shares would be repurchased if such refinancing did not come through. Michael Barlerin purchased one unit in USSA in October 1988. Barlerin testified he was promised a repurchase agreement. Ramesh Mahtani, an investor who joined the Bayside Board of Directors, paid $250,000 for five units in USSA in October 1988. He also testified USSA promised him he could “put” the investment back to USSA within 18 months of the investment. Theodore Taub, another investor who joined the Bayside Board of Directors, purchased one unit for $50,000, and testified USSA promised him a repurchase agreement. Dennis Noebel, USSA partner Jeff Noebel’s brother, bought a half unit with the understanding he could “put” the investment back.

Bradley Branson, a professional basketball player living abroad, purchased two units of USSA through his accountant Michael

Tannery. In September 1988, Tannery sent USSA a check for $20,000 on Branson’s behalf, with the remainder of the purchase price to be financed. Tannery then sent another Branson account check to USSA in October for $20,000. Tannery claimed the check was sent by mistake. That check was cashed by USSA.

The USSA investment was beset with problems from the start.

After promising refinancing to the players as an incentive to investment, USSA discovered that their homes had dropped significantly in value since their original financing, and that refinancing could only be obtained based upon the new worth of the homes. The Players believed that the homes could be refinanced without any out of pocket expense. In reality, large loan shortfalls would result, necessitating a hefty payment from the Players. Refinancing on the terms the Players had expected was not forthcoming.

The Bayside investment itself also received a severe blow. In 1989, Congress passed the Financial Institution Reform, Recovery, and Enforcement Act of 1989 (“FIRREA”), Pub.L. 101-73, 103 Stat. 183. FIRREA eliminated the regulatory goodwill offered by regulators as an incentive to purchase S&Ls. This severely restricted the amount of capital available in S&Ls using regulatory goodwill, and also limited the size of the S&Ls since their ability to lend was contingent on their capital reserves.3 Bayside had

3 In United States v. Winstar Corp., 116 S.Ct. 2432 (1996), the Supreme Court held that the United States breached its contracts to allow purchased savings and loans to use regulatory goodwill when it passed FIRREA. The Court also held the government could be liable for this breach. Bayside currently has a $5,000,000 action

used much of its original cash investment to pay off Bayside’s debts to federal regulators, and had relied on the goodwill to support its capital base until the institution had recouped some of its losses. Bayside’s capital base was reduced by FIRREA from close to $4,000,000 to around $800,000.

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