United States v. Tyler Ross

132 F.4th 952
CourtCourt of Appeals for the Sixth Circuit
DecidedMarch 31, 2025
Docket24-1856
StatusPublished

This text of 132 F.4th 952 (United States v. Tyler Ross) is published on Counsel Stack Legal Research, covering Court of Appeals for the Sixth 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. Tyler Ross, 132 F.4th 952 (6th Cir. 2025).

Opinion

RECOMMENDED FOR PUBLICATION Pursuant to Sixth Circuit I.O.P. 32.1(b) File Name: 25a0071p.06

UNITED STATES COURT OF APPEALS FOR THE SIXTH CIRCUIT

┐ UNITED STATES OF AMERICA, │ Plaintiff-Appellee, │ > No. 24-1856 │ v. │ │ TYLER N. ROSS, │ Defendant-Appellant. │ ┘

Appeal from the United States District Court for the Eastern District of Michigan at Detroit. No. 2:23-cr-20451-1—Jonathan J.C. Grey, District Judge.

Decided and Filed: March 31, 2025

Before: MOORE, GIBBONS, and MURPHY, Circuit Judges.

_________________

COUNSEL

ON BRIEF: Mark J. Kriger, LARENE & KRIGER, P.L.C., Detroit, Michigan, Douglas A. Berman, Dublin, Ohio, for Appellant. Mahogane D. Reed, UNITED STATES DEPARTMENT OF JUSTICE, Washington, D.C., for Appellee.

OPINION _________________

KAREN NELSON MOORE, Circuit Judge. Defendant-appellant Tyler Ross pleaded guilty to one count of conspiracy to commit an offense against the United States based on his involvement in a scheme to provide mortgage lenders with inflated income information about properties owned by his real-estate-investment firm. Ross argues that the district court erred when it applied a sentencing enhancement for defendants who “derived more than $1,000,000 in gross receipts from one or more financial institutions as a result of the[ir] offense.” U.S. Sent’g No. 24-1856 United States v. Ross Page 2

Guidelines Manual § 2B1.1(b)(17)(A) (U.S. Sent. Comm’n 2023). Because the government showed by a preponderance of the evidence that Ross’s conduct met the enhancement’s requirements, and because Ross’s contrary interpretations of the enhancement are inconsistent with the Sentencing Guideline’s text, we AFFIRM the district court’s judgment.

I. BACKGROUND

Ross waived his right to an indictment and pleaded guilty to an information that charged him with one count of conspiracy to commit an offense against the United States under 18 U.S.C. § 371 for his participation in a scheme to violate 18 U.S.C. § 1014, which makes it a crime to make a false statement to a mortgage lending business for the purpose of influencing the action of that business in connection with a loan. R. 12 (Plea at 1–3) (Page ID #23–25). At all relevant times, Ross served as a manager and co-CEO of ROCO Real Estate LLC and ROCO Management LLC (collectively, “ROCO”). Id. at 4 (Page ID #26). “ROCO operated as a commercial real estate investment firm engaged in the business of purchasing, managing, and selling multi-family residential properties, such as apartment complexes, . . . for itself and its private investors who invested in specific ROCO Properties.” Id. at 4–5 (Page ID #26–27). Ross admitted that, in the course of operating ROCO, he “and his co-conspirators agreed to, and did, submit, and cause to be submitted, false financial documents to mortgage lending businesses for underperforming ROCO Properties, making the properties appear to be more profitable than they were.” Id. at 5 (Page ID #27). The purpose of this scheme was to “[m]ake it appear in financial documents submitted as part of ongoing reporting requirements for existing mortgages that underperforming ROCO Properties were performing better” than they actually were, as well as to “obtain favorable mortgage valuations in accordance with lenders’ underwriting requirements . . . in connection with . . . refinancing applications.” Id.

The falsified financial documents chiefly took the form of trailing twelve-month operating statements (“T12s”) that “tracked the financial performance, including various categories of income and expenses, of a property over the preceding twelve months and aggregated the property’s performance and profitability.” Id. at 6 (Page ID #28). Mortgage- lending businesses use T12s to calculate a property’s net operating income (“NOI”) as well as its debt service coverage ratio (“DSCR”)—“a ratio of a property’s [NOI] to its total debt service No. 24-1856 United States v. Ross Page 3

obligations.” Id. at 5–6 (Page ID #27–28). These values allow lenders to “determine the value of the property for refinancing . . . and to assess [a borrower]’s continuing ability to meet its obligations during the loan period.” Id. at 6 (Page ID #28). For existing loans, a reduction in a property’s profitability can have consequences for the borrower and for the terms of the relevant loan: “[i]f a . . . property fail[s] to meet or maintain a certain DSCR ratio after closing, certain mortgage lending businesses c[an] exercise contractual provisions to protect themselves, including, but not limited to, requiring [the borrower] to maintain rental payments in escrow for oversight and safekeeping or restricting future loan opportunities for [the borrower].” Id.

Ross admitted that, “[t]o falsely overstate the NOI for . . . underperforming properties,” he and his coconspirators “extracted the true and accurate T12s from ROCO’s internal accounting system,” “deleted or reduced actual expenses incurred,” and “inflated income for certain itemized funding streams.” Id. at 7 (Page ID #29). He and his coconspirators had on multiple occasions submitted such false information to a mortgage lending business “for the purpose of influencing the action of that business in connection with a loan.” Id. at 2, 7–9 (Page ID #24, 29–31).

The plea agreement specified that “[t]he parties . . . disagree[d] as to whether the enhancement under [United States Sentencing Guidelines] § 2B1.1(b)(17)(A) and . . . (D) appl[ied] in determining” Ross’s guideline range and reserved their rights to make arguments as to its application. Id. at 15 (Page ID #37). That dispute is the center of this appeal.

The applicable Guideline provides that “[i]f . . . the defendant derived more than $1,000,000 in gross receipts from one or more financial institutions as a result of the offense,” the defendant’s offense level should be increased by two levels. USSG § 2B1.1(b)(17)(A). Where the Guideline applies, it also requires a base offense level of 24. Id. § 2B1.1(b)(17)(D). Commentary to the Guideline states that “‘[g]ross receipts from the offense’ includes all property, real or personal, tangible or intangible, which is obtained directly or indirectly as a result of such offense.” Id. § 2B1.1 cmt. n.13(B).

In advance of sentencing, the government argued that the gross-receipts enhancement should apply based on a 2019 incident wherein ROCO sold 43 properties to a New York based No. 24-1856 United States v. Ross Page 4

investment company called the Chetrit Group and, in the course of negotiating the deal, provided the Chetrit Group with falsified T12s. R. 42 (PSR ¶ 13).1 The Chetrit Group subsequently submitted those T12s to JPMorgan Chase Bank (“JPMorgan”) in support of its application for a loan to finance the deal. R. 32 (Evid. Hr’g Tr. at 82, 121–25) (Page ID #921, 960–64). The properties were sold for just shy of $520 million, $481 million of which was financed by a loan from JPMorgan. Id. at 24–25 (Page ID #863–64). Ross received just over $2 million from the sale. Id.

The district court held an evidentiary hearing and found that the gross-receipts enhancement applied. R. 39 (Order) (Page ID #1031). The district court pointed to evidence in the record that Ross was aware that most similar real-estate transactions required financing from a financial institution, as well as evidence that, by the time the 2019 transaction closed, Ross knew JPMorgan was providing the financing and would review historical financial information for the subject properties. Id. at 6–7 (Page ID #1036–37).

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132 F.4th 952, Counsel Stack Legal Research, https://law.counselstack.com/opinion/united-states-v-tyler-ross-ca6-2025.