Vinson v. United States

CourtDistrict Court, W.D. North Carolina
DecidedMarch 11, 2020
Docket1:18-cv-00179
StatusUnknown

This text of Vinson v. United States (Vinson v. United States) is published on Counsel Stack Legal Research, covering District Court, W.D. North Carolina primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Vinson v. United States, (W.D.N.C. 2020).

Opinion

THE UNITED STATES DISTRICT COURT FOR THE WESTERN DISTRICT OF NORTH CAROLINA ASHEVILLE DIVISION CIVIL CASE NO. 1:18-cv-00179-MR [CRIMINAL CASE NO. 1:12-cr-00020-MR-5]

KEITH ARTHUR VINSON, ) ) Petitioner, ) ) MEMORANDUM OF vs. ) DECISION AND ORDER ) UNITED STATES OF AMERICA, ) ) Respondent. ) ________________________________ )

THIS MATTER is before the Court following an evidentiary hearing on the Petitioner’s Motion under 28 U.S.C. § 2255 to Vacate, Set Aside, or Correct Sentence by a Person in Federal Custody [CV Doc. 1].1 I. BACKGROUND A. Petitioner’s Fraudulent Scheme In August 2006, the Petitioner Keith Arthur Vinson (“Petitioner”) obtained an initial land-acquisition and development loan of approximately $6 million from the National Bank of South Carolina (“NBSC”) and purchased

1 Citations to the record herein contain the relevant document number referenced preceded by either the letters “CV,” denoting that the document is listed on the docket in the civil case file number 1:18-00179-MR, or the letters “CR,” denoting that the document is listed on the docket in the criminal case file number 1:12-cr-00020-MR-5. property in Henderson County, North Carolina, to develop “Seven Falls,” a golf course and luxury residential community. [J.A.2 109, 221, 966]. Avery

“Buck” Cashion, III (“Cashion”), helped the Petitioner obtain financing for Seven Falls, initially by borrowing $2 million from the Bank of Asheville and giving it to the Petitioner to be used as “seed money,” or a down payment on

a bank loan. [J.A. 966, 973-74]. In return, the Petitioner was to pay Cashion $4 million. [J.A. 966-68]. In January 2007, the Petitioner obtained an increase in the acquisition and development loan to $25 million, secured by the Seven Falls property.

[J.A. 214, 222-23, 226, 281, 985]. The Petitioner used $4 million of this money to buy a dairy farm adjoining the tracts he already owned, thereby increasing the size of the Seven Falls development. [J.A. 226]. In early

summer 2007, contractors began bulldozing for roads. [J.A. 127]. Notwithstanding this $25 million investment, the Petitioner was unable to complete Phase I of the Seven Falls development, and he was also unable to borrow more money from NBSC. [J.A. 286-87, 991-92]. The Petitioner

asked Cashion to purchase the dairy farm property, and on July 2, 2007,

2 For ease of reference in discussing the relevant factual background, the Court will cite to the 15 volumes of the Joint Appendix (J.A.) that was presented to the Fourth Circuit Court of Appeals for its review when adjudicating the Petitioner’s direct appeal. The Joint Appendix is filed in Civil Case No. 1:18-cv-00179-MR at Documents 6 through 17. 2 Zeus Investments (“Zeus”), a company owned and operated by Cashion, Raymond M. Chapman (“Chapman”), and George M. Gabler (“Gabler”),

borrowed $4 million from NBSC to purchase that property from the Petitioner. [J.A. 123, 125, 475, 547, 968, 977, 991-92, 994, 996]. The Petitioner agreed to buy the property back from Zeus within 30 days. [J.A. 995].

By early 2008, lot sales in Seven Falls stalled, and the Petitioner did not have the funds necessary to pay subcontractors, make loan payments to NBSC, or continue to build improvements such as roads and bridges. [J.A. 135, 170, 274, 277, 330, 332-34, 336, 484, 541, 1011, 1093, 1095, 2045-

52]. The Petitioner, in concert with his co-conspirators, devised and participated in several schemes to secure funding that could be used to pay debts and continue improvements. [J.A. 484, 544, 1007-08, 1012-16, 1020,

1030, 1092, 1186]. 1. The Lot Loan Scheme Between April and July 2008, the Petitioner participated in a “lot loan scheme” through which straw borrowers obtained loans for the purchase of

undeveloped lots within Seven Falls, the proceeds of which primarily went to Vinson or those to whom he was indebted. [J.A. 361, 401, 486-87, 498, 544, 559-61, 567-69, 571, 592-94, 728, 731, 777-78, 809, 949-50, 1186, 1625,

1630, 1634]. The genesis of the lot-loan scheme was a failed effort to obtain 3 an acquisition and development loan from Pisgah Community Bank (“PCB”) in the amount of $2.5 million to benefit Seven Falls. [J.A. 1011-14, 1017,

1032, 1036, 1196]. PCB was a new community bank in which Cashion and his wife had invested nearly $100,000; Cashion and Chapman approached Craig Gourlay (“Gourlay”), the bank’s chief credit officer, and Ted Durham

(“Durham”), the president of PCB about the loan request. [J.A. 1011-14, 1017, 1032, 1036, 1196, 1599-1600, 1607-09]. Although Gourlay explained to Cashion and Chapman that PCB could not issue an acquisition and development loan on that scale, Gourlay suggested that the parties could

achieve the same result through a series of lot loans. [J.A. 1016, 1021, 1027, 1031-32, 1037, 1198-99, 1201, 1613]. The Petitioner, Cashion, Chapman, Gabler, and two others associated

with Zeus negotiated the terms of the lot-loan program, finalizing those terms in a memorandum of agreement to which they all agreed. [J.A. 1015-19, 5612-16]. The Petitioner agreed that he would bear the costs of the loans, provide for 24 months’ interest, and “continue to sell and market [the] lots as

developer inventory.” [J.A. 5615]. The Petitioner also agreed that he would repurchase any lots not sold to bona fide purchasers after two years and that he would pay the straw borrowers kickbacks in the amount of 2% of the loan

balance each month. [J.A. 5615]. 4 The Petitioner entered into sales contracts with the straw borrowers who agreed to use their credit to secure a loan for the purchase of the

property; in exchange, the Petitioner agreed to pay the interest related to the loan for a period of two years and kickbacks to the “borrowers” of 1%-2% of the loan balance per month. [J.A. 365-66, 368, 501, 546, 554, 569-70, 592,

596, 610-11, 728-29, 746-48, 752, 778, 782-83, 789, 796, 833, 5471-79, 1047, 1049, 1635, 1691]. The contracts also provided that the Petitioner would have the option to repurchase the lots and that, at all times, the lots would continue to be marketed by Seven Falls as available for purchase.

[J.A. 366-67, 386-87, 463, 502, 544, 584-86, 589, 728, 795, 1038, 1630]. Although the contracts indicated that the Petitioner had an “option” to repurchase, the straw borrowers understood that he would, in fact,

repurchase the lots no later than two years after the loans closed. [J.A. 491, 503-04, 508, 531, 554, 609-10, 613, 728, 747, 783, 795-96]. Cashion, Chapman, and Gabler served as the straw borrowers on 20 lots in 2008 and “shopped” these loans to various banks without informing

the banks that they were obtaining loans elsewhere at approximately the same time. [J.A. 273, 281-82, 305, 357-59, 487, 538, 1017-18, 1173-74]. Cashion, Chapman, and Gabler also failed to inform some of the lenders that

they owned a parcel of the Seven Falls property and were, therefore, 5 “insiders” whose loans should have been aggregated with other Seven Falls- related loans to comply with the loans-to-one-borrower limit imposed by the

Federal Deposit Insurance Corporation (“FDIC”). [J.A. 273, 347-50, 1175- 76; see also J.A. 899]. Between April 24, 2008, and May 23, 2008, Cashion, Chapman, and Gabler closed on 16 loans for Seven Falls lots and closed

loans with Old Town Bank, Community Bank of Rowan, Southern Community Bank and Trust, and Branch Banking and Trust Bank. [J.A. 8604]. To obtain the maximum loan proceeds, while requiring no money down

from the straw borrowers, the Petitioner and his co-conspirators employed appraisers, usually Aaron Ollis, who provided appraisals with artificially inflated land values. [J.A. 393-94, 497, 564, 603, 709, 806, 1060]. The

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