United States v. Keith Kennedy

Procedural entryThis page is a short order in United States v. Keith Kennedy. Read the opinion of the Court — 707 F.3d 558
Court of Appeals for the Fifth Circuit·Decided February 8, 2013·No. 11-60431·Published

Opinion

REVISED February 8, 2013

IN THE UNITED STATES COURT OF APPEALS FOR THE FIFTH CIRCUIT

United States Court of Appeals Fifth Circuit

FILED

No. 11-60431 February 7, 2013

Lyle W. Cayce

Clerk

UNITED STATES OF AMERICA,

Plaintiff - Appellee

v.

KEITH M. KENNEDY; J. LARRY KENNEDY; MARK J. CALHOUN,

Defendants - Appellants

Appeals from the United States District Court for the Southern District of Mississippi

Before JOLLY, JONES, and GRAVES, Circuit Judges. E. GRADY JOLLY, Circuit Judge:

This case arises from an elaborate scheme contrived by Mark Calhoun (“Calhoun”), with the help of Keith Kennedy and Larry Kennedy, to fraudulently obtain mortgage loans. The defendants now appeal their convictions for conspiracy to commit mail and wire fraud,1 substantive wire fraud,2 conspiracy

1 18 U.S.C. § 1349 (2006).

2 18 U.S.C. § 1343 (2006).

to commit money laundering,3 and promotional money laundering.4 The primary issue we address arises in the context of the money laundering convictions and relates to the alleged merger of two crimes into a single crime; here, whether the wire fraud convictions and money laundering convictions merged to result in convictions for two crimes on the same facts, when the facts will support only convictions for wire fraud. Because we find that the wire fraud convictions did not merge with the money laundering convictions, and because we otherwise find no reversible error, we AFFIRM the judgments and convictions on all counts.

I.

Calhoun was a licensed home mortgage loan originator and a preacher who fleeced the flock. Larry and Keith Kennedy (collectively, “Kennedys”), who operated a loan closing business, Loan Closing and Title Service (“LCTS”), helped with the shearing. Calhoun established an arrangement in which he would secure borrowers to make fraudulent applications for mortgage loans and, once the loans were approved, the lenders would wire the money to LCTS. In turn, LCTS funneled hundreds of thousands of dollars back to Calhoun by paying liens against the mortgage properties that were fraudulently claimed by corporations Calhoun owned; Calhoun then transferred much of the proceeds into schemes to secure additional fraudulent loans. The defendant Kennedys were involved in the scheme of processing the loans and disbursing the funds through LCTS.

Calhoun initiated the scheme by convincing borrowers with good credit to secure loans to invest in homes; these borrowers expected to receive rental income and to profit from then-appreciating property values. Calhoun often enticed these borrowers into investing by telling them his congregation members

3 18 U.S.C. § 1956(h) (2006).

4 18 U.S.C. § 1956(a)(1)(A)(i) (2006).

were trying to become first-time homeowners. At certain times, Calhoun made clear that the borrowers would be purchasing the homes and represented that these homes would be rented to his congregation members, who would eventually purchase the houses themselves (though most often these representations proved entirely untrue). At least one other time, Calhoun told the borrower he was seeking to form a group of people to “hold” various homes for 30 to 45 days, pending the banks’ decisions to accept his congregation members and to approve them for loans. In this case, the borrower was seriously misled, and allegedly did not understand that he would in fact be purchasing the home himself or that a mortgage would be taken out in his name. Calhoun told this borrower he did not need to put any money at all into the investment because Calhoun’s congregation members would be making the monthly payments; Calhoun then paid the downpayments on the mortgages himself, apparently without involving the borrower. Calhoun additionally told this borrower he would receive a return on his investment at the time the bank and his congregation members closed on the loans, simply for “holding” the properties.5 After lining up borrowers, Calhoun committed several fraudulent acts to obtain the mortgage loans on these properties, including misrepresenting the creditworthiness of borrowers,6 falsifying the intended use of the properties—certifying they would be the borrowers’ primary residence, rather than rental properties—certifying forged signatures as authentic, and misleading lenders as to the source of downpayments. Additionally, after a borrower invested in a house or two, Calhoun would sometimes use that

5 This return was to be similar to a real estate agent’s fee at closing, i.e., a reward the borrower would receive for holding the property for the ultimate buyer.

6 For example, Calhoun would, at times, increase the gross monthly income of borrowers on loan applications and submit false supporting documents, such as bank statements.

borrower’s credit and personal information to invest in additional homes without even consulting the borrower about this additional investment. Calhoun further arranged with the sellers to purchase properties at one price, and later, when seeking financing for the purchases, indicated higher sales prices.

The Kennedys assisted in this fraud in numerous ways. For example, they certified signatures on multiple affidavits stating the same borrower would primarily reside at different addresses, despite that these affidavits came before them in quick succession. They further permitted Calhoun to conduct “travel closings,” by which Calhoun would pick up closing documents from LCTS and have them signed outside the presence of either Kennedy; when Calhoun returned the documents to LCTS, one of the Kennedys would nonetheless notarize the documents. An LCTS employee expressed concern over these practices, but the Kennedys ignored her warning.

Once the mortgages were obtained, the lenders wired closing funds to LCTS. Keith Kennedy would then authorize disbursements pursuant to payments claimed in the fraudulent HUD-1 settlement statements. In order to funnel some of the illicit funds back to himself in an ostensibly legitimate manner, Calhoun incorporated and owned several fake companies.7 Although these were shell companies that performed no services, these companies would claim various expenses in the HUD-1 settlement statements. The Kennedys authorized disbursements to these shell companies without looking to the title abstract to identify that the loans were indeed made and recorded, in contravention of typical and proper settlement agent practice. Furthermore, they allowed money to be “pulled out” of the mortgage loan proceeds; this money

7 Calhoun incorporated Fast Start Mortgage, Inc. and Silver Cross Financial Group, LLC, and owned M & C Investments, LLC. Willie Jones, a defendant who pled guilty and is not involved in this appeal, also incorporated a fake construction company, Metro One Investments, LLC.

purportedly went to shell companies, but testimony indicated the Kennedys were aware the money actually went to a defendant not involved in this appeal.

After the Kennedys made the proper disbursements, they made additional disbursements to the shell corporations to satisfy fraudulently asserted liens. It was these funds that Calhoun was able to channel to himself. He would then use part of the disbursements to obtain future fraudulent mortgages and to reward borrowers and encourage them to borrow again. Additionally, rather than use money belonging to the actual borrower to fund the downpayments on new mortgages, Calhoun used the proceeds he illicitly obtained from earlier mortgage loans to make the downpayments himself.

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