United States v. Greenlaw

76 F.4th 304
CourtCourt of Appeals for the Fifth Circuit
DecidedJuly 31, 2023
Docket22-10511
StatusPublished

This text of 76 F.4th 304 (United States v. Greenlaw) is published on Counsel Stack Legal Research, covering Court of Appeals for the Fifth 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. Greenlaw, 76 F.4th 304 (5th Cir. 2023).

Opinion

Case: 22-10511 Document: 00516839677 Page: 1 Date Filed: 07/31/2023

United States Court of Appeals for the Fifth Circuit United States Court of Appeals Fifth Circuit

FILED July 31, 2023 No. 22-10511 Lyle W. Cayce Clerk

United States of America,

Plaintiff—Appellee,

versus

Hollis Morrison Greenlaw; Benjamin Lee Wissink; Cara Delin Obert; Jeffrey Brandon Jester,

Defendants—Appellants.

Appeal from the United States District Court for the Northern District of Texas USDC No. 4:21-CR-289-1

Before Stewart, Dennis, and Southwick, Circuit Judges. Carl E. Stewart, Circuit Judge: In January 2022, a jury convicted United Development Funding (“UDF”) executives Hollis Greenlaw, Benjamin Wissink, Cara Obert, and Jeffrey Jester (collectively “Appellants”) of conspiracy to commit wire fraud affecting a financial institution, conspiracy to commit securities fraud, and eight counts of aiding and abetting securities fraud. 18 U.S.C. §§ 1343, 1348, 1349 & 2. Jurors heard evidence that Appellants were involved in what the Case: 22-10511 Document: 00516839677 Page: 2 Date Filed: 07/31/2023

No. 22-10511

Government deemed “a classic Ponzi-like scheme,” in which Appellants transferred money out of one fund to pay distributions to another fund’s investors, without disclosing this information to their investors or the Securities Exchange Commission (“SEC”). Appellants did not refute that they conducted these transactions. They instead pointed to evidence that their conduct did not constitute fraud because it amounted to routine business transactions that benefited all involved without causing harm to their investors. On appeal, they urge this court to view this evidence as proof that they did not intend to deprive their investors of money or property as a conviction under the fraud statutes requires. Appellants each filed separate appeals, challenging their convictions on several grounds. Considered together, they argue that (1) the jury verdict should be vacated because the evidence at trial was insufficient to support their convictions or alternatively, (2) they are entitled to a new trial because the jury instructions were improper. As explained below, Appellants have demonstrated at least one error in the jury instructions—the intent to defraud instruction. Because this error was harmless, and thus, does not warrant a new trial, we also address Appellants’ remaining challenges on the merits. Appellants also argue that the district court erred in (3) limiting cross- examination regarding a non-testifying government informant; (4) allowing the Government to constructively amend the indictment and include certain improper statements in its closing argument; (5) imposing a time limit during trial; and (6) failing to apply the cumulative-error doctrine. Because these arguments also do not warrant a new trial, we AFFIRM the jury verdict in its entirety.

2 Case: 22-10511 Document: 00516839677 Page: 3 Date Filed: 07/31/2023

I. Background UDF finances residential real estate developments, which entails buying land, building the infrastructure, and selling lots or homes built on those lots. Each phase of this development cycle increases the value of the real estate and, in turn, the developer profits when the finished product is sold for more than the costs of development. Real estate developers typically need loans to finance these construction projects, and when they do, they can call UDF. Greenlaw co-founded the company,1 which offers a group of investment funds—UDF III, UDF IV, and UDF V—to support the developments at each stage of the process.2 In return for its loan to developers, the investment fund receives liens on the land, and developers are required to pay back the loans with interest. The money from the interest is then disbursed to the funds’ investors as distributions. A. The Trial i. Evidence of Undisclosed Advances Evidence presented at trial revealed that, between January 21, 2011 and December 29, 2015, the process in which Appellants paid UDF III investors their distributions changed. Developers were not paying back the

1 During the indictment period, Greenlaw served as president, chief executive officer, and chairman of the board for UDF III, UDF IV, and UDF V, and signed all of the filings to the SEC; Wissink was the chief operating officer of UDF III and a voting member of the investment committees for UDF III, UDF IV, and UDF V; Obert was the chief financial officer that signed all the of SEC filings; and Jester was the director of asset management. 2 UDF III is a publicly registered, nontraded limited partnership that financed the acquisition of land and development into finished lots, raising approximately $350 million from investors. UDF IV is a publicly registered, nontraded Real Estate Investment Trust (“REIT”), and public offering, raising approximately $49.2 million from investors. UDF V is a publicly traded REIT listed on NASDAQ, raising approximately $651 million from investors.

3 Case: 22-10511 Document: 00516839677 Page: 4 Date Filed: 07/31/2023

loans quick enough, so UDF III was short on funds to pay its investors’ its “general rate of return” of 9.75% per year. Even though this rate was not promised, it was advertised in marketing materials to “broker/dealers and financial advisors.” To remedy this, Appellants transferred money, by way of an advance, from UDF IV and UDF V to UDF III to cover the distributions, maintain a high distribution rate, and ensure that UDF III continued to appear lucrative to the investing public. A Federal Bureau of Investigation (“FBI”) forensic accountant testified that $66.8 million was transferred to UDF III from UDF IV and UDF V during the relevant period. Jurors heard evidence about how UDF was able to conduct these transactions. UDF asset manager, Jeff Gilpatrick, testified that developers, like Centurion and Buffington, that had loans from UDF entities would generally submit a request when they needed an advance, and the approval for the advance would come from Jester or Wissink. But emails revealed that, as the date of each distribution drew near, Appellants diverted money from UDF IV and UDF V to UDF III unbeknownst to the developers. As a means to do this, Appellants relied on a clause in the loan agreement between UDF IV and UDF V and its developers that gave Appellants authorization to make advances without notice or input from the developer. Later, UDF relied on this clause to control the advance requests which were funneled into UDF III, even over the objection of the developers. Obert, Greenlaw, and Jester testified in their own defense at the trial. They contended that these advances amounted to a process which they likened to refinancing a loan with common borrowers. Each time a fund loaned money to another fund it received a specified amount of collateral that was worth more than the loan. Appellants further contended that the advances were beneficial because they allowed UDF IV and UDF V to garner collateralized loans that would generate interest and allowed UDF III to have

4 Case: 22-10511 Document: 00516839677 Page: 5 Date Filed: 07/31/2023

its loan repaid so it could make distributions to investors and pay its own debts.

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Cite This Page — Counsel Stack

Bluebook (online)
76 F.4th 304, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-states-v-greenlaw-ca5-2023.