Burton Kahn v. Helvetia Asset Recovery, Inc.

ACCEPTED
04-14-00569-CV
FOURTH COURT OF APPEALS
SAN ANTONIO, TEXAS
9/2/2015 11:38:21 PM
KEITH HOTTLE
CLERK

04 -14 -00569- CV

FILED IN
4th COURT OF APPEALS
Jn 'ar:be QCourt motheLtrial cnurtllad declared as fraudulent
the deeds Kahn transferred to Paradiv, determining Kahn had no authority to act on behalf of Helvetia. After Helvetia
discovered what Kahn had done, Helvetia filed a motion to set aside the trial court's order, advising the trial court of
the prior ruling and seeking injunctive relief to preclude Kahn from interfering with Helvetia's business or holding
himself out as an authorized representative. After an evidentiary hearing in December 2013, the trial court overturned
its prior order, finding Kahn made false claims in order to secure the prior order. The trial court enjoined Kahn from
acting on behalf of Helvetia in the future.

In addition to seeking to set aside the trial court's order in the Lien Case, Helvetia sought sanctions against Kahn.
After another evidentiary hearing, the trial court imposed sanctions against Kahn. The trial court found, among other
things, that Kahn did not own Helvetia or its stock. Rather, the trial court determined the sole owner of Helvetia is
Puerto Verde, Ltd. ("Puerto Verde"), which is owned by Robert Ripley. Kahn appealed the sanctions order to this
court. On July 22, 2015, this court dismissed Kahn's appeal for want of prosecution. See Jn Re A Purported Lien or.
Claim Against Helvetia Asset Recovery, Inc., No. 04-14-00357-CV, 2015 WL 4479600, at *1-*2 (Tex. App.-San
Antonio July 22, 2015, no pet. h.) (mem. op.).

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 04-14-00569-CV

On April 4, 2014, while Helvetia's suit was pending, but prior to trial, Kahn filed a

voluntary petition for bankruptcy, which immediately stayed the trial court proceedings. However,

the bankruptcy stay was lifted by order of the bankruptcy court on April 28, 2014. Thereafter, the

case proceeded to trial.

Ultimately, the jury found Kahn breached his fiduciary duty to Helvetia, misappropriated

funds from Helvetia, used Paradiv to perpetrate a fraud for his benefit, held money belonging to

Helvetia, slandered Helvetia's title to certain real property, and filed a fraudulent court record or

document against real property owned by Helvetia. The jury awarded damages for each claim.

The jury also determined Kahn's breach of fiduciary duty and perpetration of fraud was committed

"either maliciously, fraudulently, or through gross neglect," resulting in an award of punitive

damages in favor of Helvetia in the amount of $900,000.00. Finally, the jury awarded trial and

appellate attorney's fees. The trial court rendered judgment based on the jury's verdict and

rendered a permanent injunction, precluding Kahn from interfering in Helvetia's business. Kahn

perfected an appeal from the judgment.

ANALYSIS

Kahn raises numerous issues challenging the trial court's judgment. In response, Helvetia

contends, among other things, that this court must. dismiss Kahn's appeal because we lack

jurisdiction. More specifically, Helvetia contends that as a result of his decision to file a voluntary

bankruptcy petition, Kahn has no standing to pursue this appeal because his appellate rights in this

appeal vested with the bankruptcy trustee, who sold those rights to Helvetia in a sale approved by

the bankruptcy court. Thus, before we can review any issues raised by Kahn, we must first

determine whether he has standing to pursue this appeal.

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 04-14-00569-CV

Standard ofReview & Relevant Law - Standing

Standing is a component of subject matter jurisdiction that we review de novo. Sneed v.

Webre, No. 12-0045, 2015 WL 3451653, at *7 (Tex. May 29, 2015) (citing Tex. Dep 't ofTransp.

v. City ofSunset Valley, 146 S.W.3d 637, 646 (Tex. 2004); Tex. Ass'n ofBus. v. Tex. Air Control

Bd, 852 S.W.2d 440, 444-45 (Tex. 1993)). Standing is a constitutional prerequisite to maintaining

suit. Sneed, 2015 WL 3451653, at *7 (quoting Williams v. Lara, 52 S.W.3d 171, 178 (Tex. 2001)).

In the absence of standing, a court lacks subject matter jurisdiction to hear the case. Austin Nursing

Ctr, Inc. v. Lovato, 171 S.W.3d 845, 849 (Tex. 2005); Wolff v. Deputy Constables Ass 'n, 441

S.W.3d 362, 365 (Tex. App.-San Antonio 2013, no pet.).

As recently reiterated by the supreme court in Sneed, "[t]he issue of standing focuses on

whether a party has a sufficient relationship with the lawsuit so as to have a 'justiciable interest'

in its outcome." 2015 WL 3451653, at *7 (quoting Lovato, 171 S.W.3d at 848). In Texas, standing

does not exists unless (a) there is a real controversy between the parties, which (b) will be actually

determined by the judicial declaration sought. Id. (quoting Tex. Ass 'n ofBus., 852 S. W.2d at 446)

(quoting Bd of Water Eng'rs v. City of San Antonio, 155 Tex. 111, 283 S.W.2d 722, 724 (Tex.

1955)). A determination of standing focuses on whether a party has a "justiciable interest" in the

outcome of the lawsuit, such as when it is personally aggrieved or has an enforceable right or

interest. Lovato, f71 S.W.3d af849 (citing Nootsie, Ltd v. Williamson Cnty. Appraisal Dist., 925

S.W.2d 659, 661 (Tex. 1996)); Wolff, 441 S.W.3d at 365.

Application - Standing

In this case, Helvetia contends Kahn lacks standing to prosecute this appeal as a result of

his voluntary bankruptcy filing. According to Helvetia, Kahn's right to pursue this appeal vested

in the bankruptcy trustee, who sold those rights to Helvetia - an action approved by the

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 04-14-00569-{;V

bankruptcy court. Accordingly, Helvetia contends Kahn no longer has any right or interest in this

appeal, and therefore, no standing to pursue it.

Filing a voluntary petition for bankruptcy creates a bankruptcy estate, which is comprised

of "all legal or equitable interests of the debtor in property as of the commencement of the case."

11 U.S.C. § 541 (a); see Douglas v. Delp, 987 S.W.2d 879, 882 (Tex. 1999); Rodriguez v. City of

San Antonio, 113 S.W.3d 378, 380 (Tex. App.-San Antonio 2003, pet. denied). This includes

causes of action or legal claims that belonged to the debtor before the bankruptcy petition was

filed. Douglas, 987 S. W.2d at 882. The bankruptcy trustee, as the representative of the bankruptcy

estate, has exclusive standing to assert legal claims that become part of the estate. Douglas, 987

S.W.2d at 882; Rodriguez, 113 S.W.3d at 381. In other words, by voluntarily filing a bankruptcy

petition, the bankruptcy debtor relinquishes to the trustee any standing to prosecute or dispose of

the claims included in the estate. Douglas, 987 S. W.2d at 882; Rodriguez, 113 S. W.3d at 381.

It is not simply causes of action or claims that become part of the bankruptcy estate. The

Fifth Circuit, applying Texas law, has specifically held that defensive appellate rights are property

under Texas law and become part of the bankruptcy estate. In re Croft, 737 F.3d 372, 376--77 (5th

Cir. 2013) (per curiam). As the court explained, "[w]hile it is true that a judgment against the

debtor is an obligation and has no value to the estate-and would therefore not be included in a

list of property-the right to appeal that judgment certainly has a quantifiable ~alue to the debtor,

and therefore constitutes property under Texas law." Id. (emphasis in original). Thus, property

rights in a legal cause of action include not only the cause of action itself, but any appellate rights

related thereto. Id. at 375.

We find the Fifth Circuit's decision in Croft instructive. In Croft, Bradley Croft was

involved in two lawsuits that ultimately resulted in sanctions against him and an award of

·attorney's fees in favor of his opponent. Id. at 374. Croft appealed those decisions to this court.
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 04-14-00569-CV

Id. Thereafter, Croft filed a voluntary bankruptcy petition. Id As required, we abated Croft's

appeals because of the automatic bankruptcy stay. Id.; see TEX. R. APP. P. 8.2 (stating bankruptcy

suspends appeal). In response, Croft filed a motion in the bankruptcy court seeking to lift the

automatic stay and allow the appeals to continue. Id Croft's motion was opposed under the theory

that Croft's right to appeal was part of the bankruptcy estate and only the trustee could prosecute

the appeals. Id

The Fifth Circuit, applying Texas property law, held Croft's defensive appellate rights,

allowing him to appeal the sanctions order and award of attorney's fees, became part of the

bankruptcy estate when he filed the voluntary bankruptcy petition. Id. at 378. Accordingly, Croft

no longer had standing to pursue the appeals because his defensive rights in the appeals were

property of the bankruptcy estate and thus, the bankruptcy trustee had the right to sell the appellate

rights pursuant to a bankruptcy court order of sale. Id

Here, as described above, Kahn was involved in a lawsuit that ultimately resulted in the

award of monetary damages against him, including punitive damages and attorney's fees. Kahn

voluntarily filed a petition for bankruptcy, creating a bankruptcy estate. Thus, Kahn's legal claims,

as well as his defensive appellate rights in this appeal, i.e., his right to appeal the judgment in this

case, was a valuable property right that became part of the bankruptcy estate. See id. The

bankruptcy court recognized that this appeal was part of the bankruptcy estate as demonstrated in

its order entitled "Order Authorizing Sale of Aii Non-Exempt Assets, Claims and Causes of

Actions." In that order, the bankruptcy court specifically listed this appeal - or the rights to

pursue it - among the assets the trustee was authorized to sell. The relevant portion of the order

states:

ORDERED that movant, Johnny W. Thomas, Trustee, be and is hereby authorized
and directed to sell all property owned or claimed to be owned by the Debtor to
include all the Debtor's non-exempt assets, claims and causes of action now

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 04-14-00569-CV

existing or hereafter arising, all rights, titles and interests in any business or
business enterprise that currently exist or has ever existed to Helvetia Asset
Recovery, Inc. or its assigns, for $!0,000.00. This property includes, but is not
limited to, the following:

* * *
All claims or causes of action held by or for the debtor, including but not limited to
the following:

Burton Kahn v. Helvetia Asset Recovery, Inc., No. 04-14-00569-CV; Fourth Court
of Appeals, San Antonio, Texas.

The trustee, in order to maximize the estate's value, sold the defensive appellate rights to

Helvetia, a sale that was approved by the bankruptcy court. Accordingly, we hold Kahn has no

"justiciable interest" in this appeal as he has no enforceable rights therein. See Sneed, 2015 WL

3451653, at *7; Lovato, 171 S.W.3d at 849; Wolff, 441 S.W.3d at 365. It therefore follows, and

we hold, Kahn has no standing to pursue this appeal as that right has been sold as part of the estate

by the trustee, who had exclusive standing to prosecute or dispose of the property of the bankruptcy

estate. See Croft, 737 F.3d at 376-77; Douglas, 987 S.W.2d at 882; Rodriguez, 113 S.W.3d at

381.

In his reply brief, Kahn argues his defensive appellate rights in this appeal are not part of

the bankruptcy estate because the trial court's judgment was rendered after the commencement of

the bankruptcy proceeding. Thus, according to Kahn, the defensive appellate rights created by the

judgment were not part of the bankruptcy estate. We disagree. Although this case is

distinguishable from Croft because in Croft, the defensive appellate rights were created prior to

the filing of bankruptcy, the bankruptcy code specifically states that any interest in property that

the estate acquired after commencement of the case becomes property of the bankruptcy estate.

11 U.S.C. § 541(a)(7) (2015); see In re C-Power Prods., Inc., 230 B.R. 800, 803 (Bankr. N.D.

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 04-14-00569-CV

Tex. 1998) (holding that not only pre-bankruptcy petition malpractice claim became property of

bankruptcy estate, but post-bankruptcy petition malpractice claim likewise became property of

bankruptcy estate.). Accordingly, we hold the fact that the trial court's judgment was not rendered

until after the bankruptcy petition was filed is irrelevant. Kahn's defensive appellate rights in the

appeal became a part of the bankruptcy estate whether they existed before or after the bankruptcy

petition was filed by Kahn. See 11 U.S.C. § 541(a)(7); C-Power Prods., 230 B.R. at 803.

CONCLUSION

Based on the foregoing, we hold Kahn had no justiciable interest in the right to pursue this

appeal. The defensive rights to this appeal became part of Kahn's bankruptcy estate, and the

trustee was authorized to sell the rights pursuant to the bankruptcy court's order. Accordingly, we

hold Kahn has no standing. Given Kahn's lack of standing, a component of subject matter

jurisdiction, we hold we have no jurisdiction over this appeal. Accordingly, we dismiss the appeal

for want of jurisdiction.

Marialyn Barnard, Justice

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 jfourtb QCourt of ~ppeals
g,an ©:ntonio, \!rexag
August 19, 2015

No. 04-14-00569-CV

Burton KAHN,
Appellant

v.

HELVETIA ASSET RECOVERY, INC.,
Appellee

From the 37th Judicial District Court, Bexar County, Texas
Trial Court No. 2013-CI-18355
Honorable Michael E. Mery, Judge Presiding

ORDER

In accordance with this court's opinion of this date, this appeal is DISMISSED FOR
WANT OF JURISDICTION.

We order that appellee Helvetia Asset Recovery, Inc. recover its costs of this appeal from
appellant Burton Kahn.

It is so ORDERED on August 19, 2015.

d affixed the seal of the said
EXHIBIT 2
• ~ EXHIBIT

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BLOCK 6 LOT I • BLOCK 6 Lill 2 , BLOCK 6 LOT 3 .BLOCK6 LOT 4 •BLOCK 6 LOT 5 ,
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BLOCK 6 LOT 31 , BLOCK 6 LOT 32,

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BLOCK 8 LOT 23 , BLOCK 8 LOT24 , BLOCK 8 LOT 25 , BLOCK 8 LOT 26 • BLOCK 8 LOT 27 ,
BLOCK 8 LOT 28, BLOCK 8, LOT 29, BLOCK 8, LOT 30 , BLOCK 8, LOT 31 • BLOCK 8, LOT
32, BLOCK 8, LOT 33 • BLOCKS, LOT 34,

BLOCK 9 LOT I , BLOCK 9 LOT 2 , BLOCK 9 LOT 3 , BLOCK 9 LOT 4 , BLOCK 9 LOT 5 ,
BLOCK9 LOT 6, BLOCK 9 LOT 7, BLOCK 9 LOT B, BLOCK 9 LOT 9; BLOCK 9 Lot 10,
BLOCK.!/ LUI' l I, HLUCK!I LU'!' ll ,HLUUI. !I LOT 13, l!LOCK9 LOT 14, HLOCK 9 LOT 15
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. KEY LARGO SUBDIVISION CB 05065 IN BEXAR COUNTY, TEXAS AS PLAT RECORDED JN
VOLOMe 9573 PAGE 13 Property Records, BeJW"CQUlllY. Texas,
... : .
RllsERVATION From anQ Exceptions to Conveyance and Wan:anty:
Easements, rights-of-way, and ~riptivc rights, whether of record or not; all presenlly
ra;;opJcd Iu:strum~nt.:f. utlK:.r ibmJ li~JJft w:xJ convgywn.;;cs, ·lhaL llflbct lbQ prupc;;ny; ~c:s fur '11e current
year, the payment of which Grantee assumes.
Grantnr~ fnr th~ cnn.qidemtion.. ~eipt nf which i,::: ar.lmnwlP..cfet-.rl._ A-nd ~nhjP.cl fn the n!V!t'VA1_i~n~
from and cx4'C)ltions to conveyance and wammty, grants, sells and conveys to GTantee the propeny,
together with all and singular the rights and appunenances thereto in any wise. belonging to have lllJd
hold it to Grantee, Grantee's heirs, executor, administrators, successors or assigns forever. Gtantor
binds Grarttor anc1 Grantor's heirs, executors, adlnmistmtors ancl successors to w!lmllll ancl 1orever
defend all and siugular the properly to Gtantee and Grantee's heirs, executon; administllltors,
successors and assigns against every person whomsoeverlawfully claiming or to claim the same or any
part thotoof,, oxocipt ao to tho reDervntioJtG &om and oxooptio~:to QOnvoycmoo cand Vt'QITIUtty.

nouns and pronouns include the plllllll.

Thi• instrument was acknowledged before me on Septembe~20!3 by Bm1on KJihn.
President, Helvetia Asset ]lecovery, fac. ·
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YOO MAY R 9:f/:J l'AGh IJ l'l'Openy RecOl'Y Burton .~
President, Helvetia Asset Recovery, Inc.

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This Deed Is fil

ACl.by and throuah hisal!OnxWofrccord. Sam M. Cfrey) Yates. lll. lllllCCto enttY ofthe
0 following Findings of Fuct and Concbt.slom of Law in support of an Agrtttl Final .1udgtrttN of

hbltc Re[Jl'/mand.
L lll'il>INGS OF FACT

I. HOWARD M. KAHN is ID attoxncy licemed to pnctice law in !he Stete of Texas and is a
""""""'" nf•"" S'rATF. HAR Of' TRxuc

2. Respondent'a STATE BAR OI' 'fexAS Bar Cani Number is 11072500.

3. lbspondent maintained his principal place of praclice in Hanis County, Tcxu, on the date
this CUC 1Mlll first filc:d.
4. Sarah Keplinger, a licenaed n:al esbUe agent, rented aboUlle owned by her daughter and son-
in·law. Sherry and Hc:rlicrt Lllncuter.

S. Keplinger and the Lancm1en executed a writf!:n i11$1IUmcnt. The Lan.:astcn tbQught the
insuwni:nt reflected Kepli.ogcr's intent to purchase. the property in the fllnR. along with a
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i ! EXHIBIT
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m:itationofthc amount of rent Keplinger wu to pay CllCh month to satisfy lhc purchase
price or one hlllllt!al rony lhOmlnd.lllld llOflOO '.IP CODE 78238 I

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()1her ;1f debtor is. not one of Lh~:ahovc cmiti<:s,
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debti;, defined. in I:! { ).~:C bu..;;incss debts. •
D Debtor is a ta."\"--c;o::n:;pt illrl"k.':l!l~. Ruic: J!X}()(b,i. S-i:e OtTicia! Fi:inn JA..

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{Ttl be .::.oinpkLed ifuant· !o Section 13 C\ _15(di of111~
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hll\'e informed rhe petirioncr thal-[ht) or~hcj nmy p1oceed 1111Jc1·ch~1pr..:r7, ·i I, 12,
or 13 oftiUc J J. Unitt.'it Stares Codi;, and hav?: c·:q11ained lbt- ri:tlief~ ...-ailabk undt.>r
euh snch .dmpt".r. I further ccrtjfj Thai l haw:.f dc!i'i'Cl't..._1 !O !he dehtor th1: 11ctici!
:qu~dhy ll lLSC !7~~;.J/ (~ 1./
0 Exhibit A rs-artad1cd an;rri,;t for /St; ..-Jays immedia.td!'
precedi11g the date or"thi:; p.:liLit•n ;)r fin a kmg..::r p;:r! ofsnch 180 da}'.<. lh.Un i11 any olht'!r Oi!>1ric1.

0 I
[J De-Ot-t.1r i'i::; dcbtcr !n a {i)n:ign p:n:'\:e.'~ding and h.as irs prilldpa? place ofb11siJ?.;s.<; oc pnncij)fiJ i">ssr.:is in iho::- Cnit..:xi S~ates in rhi;; l.}i~,trict. or ha~
l~O prin.;:fp:iJ pllhX. i)f busillc.s~; irr as-;ci~ in lb~ United St.ales but i:> a detl'fl:;.:> will 1)-.:. ~-1 ';';.;~ _in rt:i;iird w tilt'· relief .<;(ltlgflt In this !Jfatrict
Ii
Ceotificatw11 l:ly ;:i Deb!uo \\'ill) ~tside:i: &:1 a f emrnf of Rt!t.iilcntial Pro-µt!'ty
~C-hr,:ck ell 11T1pl!:-:;1~1l..: b 1;xcs.)

0

I
D J;cbtm· d.:1ims lliai u.r.di::r a_pµ!iC:: uonba11kruprcy k1w, iherc_ii.n: 1;ircmnstanct>s uncli:r which ih.;: ddi\or '8f1Hld be r-c:rmin.:-J-ro.c1!rc !lJt:
eil'.ir~ mrn~~"lai.1 •Jcf~nH Uw.~ µ:a;·c: 1·i:.->~ z, the.-judgn1~1Jt f,1r j:)\ISk,-;.S;:'.):-J .• aft<;;~ Ille- .iu: fHing
,,~-the p~~ liion.
 11-52905-cag Doc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 3 of 15
H! ((\fft(;illl Fumu l (4/l()',:
Volunt.a11' t"etition
rThis :"J/JF'I..' nnt.;;f bt· coml){efed •?1rd ,filed ffi ever;..' ·~a.w:.)

l det.-bLre und('.f pcualty l)f pt.7j11ry that tlK iu!"Otnmtinn prnvi.:kd in thi!": peii\i,10 i~ true f dedare under P'..:naii}' of perjuty that tl;t: itifonaaHon p.rnvidcd m this Dt:lilion is
and eiJrrect true r I J 11f tillc i I. !)nftcd States Codt:, undCP.'itaud fl:lt' tclit:-f~walli!hle undcr ea.;:b ~mch
(Chtck :>nly on.e !'lox.]
chap1cr. an.> :>.ttOl'iluy :.:pre:.~nT!l inc ?.nd fa\ bunkruptJ,;y p;;::titim; ;.."';1-Cpir.J iln; pt:tiJiuuJ
D ! rcquest_relicfin acc1xdan~ \'lilh i.:ha_r-tcr 1" 11frirlr- 11 I in11Nt .~t('!tL~.- Code.
Cer'l'il'icd 'upie:; ufthe document:; requln.'!J h,v l J U.S.C. § 15 l 5 ::.re ar.achcd.
J1:~vc 0bl:ained and rc.riJ 1hct?Otice !t!qtLired hy '! 1 U.~.C- § 342.(J:i).

0 Pi.1r:>.llil.nl to 11_ U._S,C. § J5 l ! , -\crequcst reli_ef in.ac:C(\rdancc with th.,;-
ch';lPiel' of title t ! ::pccitied ~n dtis l'>Cti'titXl .t\ (:Crti1ic1I copy of th<:
<:":rdcr gt"t!!ll[ng rcco)'?.JJilk)n ofrhe lbr~ign m:tiu pro::e¢dini; ir.. arwchcd.

x NIA
(Sigr.uturc offcrdg.11 Repre.sc-ntatlvc')

-------·····-------
---~----

"ttlf~§~~6¥11ber (if not rcprc:senl-:.'-11 by ::attor11cy-·J -------···--------·--·· .. ---------·--·--·
Dare
Date
Signniture of Attornl':y:.t· Signann"f of~o:n-Att.orney B1n1kruplty Pr:titfon Prtpa,.er

x l dec/11rc_ n11dcr penally of perjury thnt: 1. L} I -am u bitnkrup1cy petition pre.parer ?.S
defim::Ll in 1-l lJ.S.C. § 110~ (2) I prcpar.xithis dtic11mcri1 for COHlptnsntiim ~tl)d have:
f.'JfC"t'i.:idtd the deht iuid infur:natiori
Printt:J Name l)f .<\.ttOr/11!).' n~r 'J)c:btor(S)
---------·-. ··------- required under J l ll.$.!.'. ~§I t!)(h), lJO(h), and 342\_h); r.nive Deen pro1m1fgated pursmml to Jl U.S.C. S rl(ith) se1ti11g a
mu.x.imum fee fof services d1arg(~aJ)k b;,.. bankrupti.:y pcriti(Jll .Preparers, l h~vc giv . . . n
the Jebtor norkc of the nia.xim~ amown bio:foril preparirig any di."1Cl.1rrient for filiT1g
for a debtor (1r at:ci::pting any lt:e TI-om tht: r.leblor:· as ocqu.ircd iti that ~ei..:tirn-..
(lftic,f11 Form_[<) j,.;-atm-::_bcd
·-·--·-···- ··-·----------
Adi:lress

S0dal-Stcuri1y 1iumber i!f the hankniptc.y pi:tifion. _preparer i.~ net afi
iudividual. ;,t:1k: the Sod~l-S.ecurity nt!mbcr nf !ltl' officer. principnt_
"In a '.A:l.SC i11 whk~b § 707(h-.l(4 t(D) ::tpp-liei>. thii; ~ignntur-t .· no- kDC1.'!!kdg_e.aikr ar. .inq!iiry· that the i0forn~atirm hy l J U.S.C. § r HJ.}
ii~ th.;; :><:hi.·... tlilc~ i~ ini_·on(;l.:l.

Sig:oatu1~ ofUi:bl~hi~-per.">on,
or purtnt~r v.i1r;s.c Sor..:ial.~Security numfx:r i-J pn~.,.iUed !<~>\iC.

--~-- ........
-r;a e or Atltlloriud Inciividua~
-----~- - ~----·---------·
I;., ; .
N nf all otfo:r fndivid11-ah w-,.._,..1 rrepa;ed >1r
assi;;tt:d in prepsri,1g-this ;Jor.:t11n!!flf o.u;k.~<; the l;::tnkropi..::y 1v..:ti!i.!fTlwn
pi::r:ffj!l.

pri!pater ·8 .f{2ff;<.~e Hi compiy H"fT~I r11e pra1·i.~~r;n.~ r;f r.irfr. I I
,;fJJankrupi('_l' P-:-(xedr;rtl mttr re:;Ulf i11/in~·.1· or im1)r-i.mm 1ffnt
and rhe l·'edera/1?.ul~.s
urboih. ,:-: U S.C;; ilO; !-8 f.:.S.C. _.:: J-56.
11-52905-cag Doc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 4 of 15

UNITED STATES BANKRUPTCY COlTRT

fn re_<:;R,OFT, BRAD!.,EY, L___ _ Case No.
Debt1ee or bankruptcy
administrator tlmt outlined the opportunities for available credit counseling mid assisted me in
_perfo1ming a refated budget ana1ysis7 but I do not have a _ccttificat.e frorn the agency t(V <.'.{J.re is_tlled
11-52905-cag Doc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 5 of 15

B !D(OOicfol t:{'!m1 t, E)~h. D)(Jl/091-Cont.

0 3. I certi l) that I requested credit counseling services from an approved agency hut
was unable tQ obtain the services during the seven days from the time I made my request, and the
foJJo,,.ing exigent circumstances merit a temporary waiver ofllie crcdir cotmseling requirement
so I can file my hankruptey· c:.:t'"'?. no-..\;. [~un1n1ari:tl! e.:-vith respect to financial responsibilities.);
n Disability. (Defined in 11 U.S.C. § l09(h)(4) as physically impaired to the
extent ofbe.ing unable. after reasonable effort. to participate in a credit counseling
briefing in person, by telephone, or through the Internet.);
;'.1 Active military duty in a military combat zone.

CJ 5. The United Stales trustee or bankruptcy administrator has detennined that the credit
counseling requirement of 11 U.S.C. § 109(11) docs not apply in this district.

I certify um:!er pcm!liy of perjury that the infnrm01tiM1 provided above is true and
cmTect

Date: 08/2312011
 11-52905-cag Doc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 6 of 15

ln re _G~F:_()f=T, Bf3ADlEY, L c·ast.No.
Dcbl<>r {If known)

SCHEDULED - CREDITORS HOLDING SECURED CLAIMS
~;t1ttc ihi::- uouw;c, u~ai!..iuis addn:~!i,,. irn.;'ludir~g 1.ip-••:otie, MI~ use !ht: coritinuation she.et pro.'ltidcd.
If any entity nthcr than a spou:>i:'. in a joint ca<;e niay he jointly liabk on a dai1n. place an "x··~ in lhe colun111 labeled "CodC"bl'or," indudc rbc
i.::::nri.i:y 1;n the apprupriati.:: schcduk. of credilnrs, nnd cornplet.c Schcdu!c J-r-... Cndi::htors. If ujoint petition is fifed, stat~ 1-vh~ther tht." husband. \VitC,
holb ol' !h.:n1. or the n1arit.a! cGn1nn1ni1y ni:.iy be liable on each elairn lry pla,,,;ing an '·fl,'' ''\1i./,'' ;'1." <)r '·C"' In. the column .labeled "f lusband, V./ifc,
J<1irrt or Cnnn11unitv."
rr the c!ai~1 is .:.·.ontinge.nt. f)iace an ··x"" irl the t:nlurnn !ahded ··(:onrinzl".nt.''' rr lhe dairn j~ unliqui.1~1ed, pl~..:e ~m ~nc 11f
the~- 'three co1trmns.J
Total the ·co1wuns bbefed-'"A1noonl of Claim \Vithour l)eductiog 'V~lw~ of Collateral" and ''U1tsccliJ'~1J .P(1rtioo. if Any'" in the-box~s
lnbc.k:d ·"'[\•ta!(_<::)" o-n tl'te. kist ~ht::.:t of the eompktcd scheduh:;. R-epoM thd totaJ f'rom the -ct\hitn;;:; h1b.;lcd -AmoUin of t;tai1n \V~thct:t- DeJuciing Val:.ic
of Cc;U.at:;'.:ral" nbo on tbc. SufnnHl1}.--flf Schedules ~ind. if th_c debtor is an individusl wiLb prfr;:iariI:y con<>unler debts, report tl1c iota! from the. c11lunu1
labeled "l>nscc:.ired-Portion. if At1:/" on the-Statistic.al Sumn1ary t.i!"L:erLain Li.ahilitics anc.I Re.lrtted Dal Schcdnk J).

11:-~~~~r~._~5,;~~~~~~-.vAND l f.·~· ~"-;o :_.zf_· DA~~Zt~;~~D~A·:~I: ~ ~-· 9 AYto~i~·iii~~LAIM ~~~~?~~~-. i
j INCLlllJING ZIP CODE ~
l1: . 1'
NATl'RE OF LIEN. '-'
1,.

::: i:: DEDUCTING VALUE ANY
-1,:

~II ~ ~ ~ I
, .\N ACCOl'NT NLMBE!! , : ~ ~ ~ ,. AND . ~ 1 ;:;; ; OF COLL\TERAL '
t (.}E,'~' [JtStl"!.tCfftJJ'!S 4.!JOtt'-) z ! z ;:. :;
1 OF.SCRIPTJO'N 1
I ~ ~ 8 A~~i;~:;:1:~w / C I ~ "' i
11..

1
I uf
1-.c-cotl\-. ,..o. -9509-- ----r I - +::~~::~0~ ;N j I 1 - .. ------·----+-----------1 1

I
!
CHASE BANK
p 0. BOX 94014
II I I
i
I
H
I
LIFE ESTATE OR I
1' HOMESTEAD I
!
x ,I 405.000.00 I
I
25,000.00 I
I1 PALANTINE, IL 60094 I 1. ~---- I J I \ I I
-l,·-vo-~~-TU•O"B: -··· -+-
375 0 0
1
·-·--i l ·.; ER 20°10°· ' -1,- --I---\-
I l I
I
. ACCOli:-..:T?\10. ··---··- .. 1
I i
SECURITY SERVICE FCU
.1 16211 LA CANTERA PKY i H lI MDX
2007 ACUP.A
j X /
i.
i 19,000.00 -0-
I
I
II SAN ANTONIO. TX 78256 ! I I I ,

1 j

1
L....... ·---+.:1 ~ v.\f.un s J~.9Q.Q..ool j,-- ..... ·-···---·---+----- _ _ ___ j!
j ACC0{fN"¥. !\'f).
l, ·- .. .. --- -1 , HONDA ODESSY i
i 1
I
FIRSTMARK 1 !
! P.O. BOX 701650 \ \ H . \ X 6,800.00 -0-

SAN ANTONIO. TX 78270 1 .. J_ i ii.-~ir£$ _j_Q_OO.O•.QQJ,_ _,__'---+-~ . ../
eonrinuation sh¢:::\.<; ~uhh~mt i> j$ !$ 1
(Tola.! of!hi:; page; j j
stti1t:hcd
70l3.l ~
(ti~C-1.)Jl})' O!! ;i:.!;.,t pa;.!.t::)
i_;s_·____ 4 ii.oaa:oo·-r ~ ---2-s-.o-_0-9-:0-01
(~e.v011 l:'J':iG rn;. Su11?mar_.· ,,f (If <:ipf1fi.:11hl:::. n.:p:in
S.:::heduk;..) u!S.{< ;Jn S1a!i~:u:::1.i
~u!el forth dn th_t: 5heets prcvipriati: 0cheduk: orcri:<.filors, and cornplcte SChetlulc H-Codebtors. lfajoi.t1I pt::litiori is tiled. m:.:.te \.Vhelher the husband. \>t·itC~
both ofthcui, tir lhe i1Jarital conHnnnity ff«1Y b~ liable on each clairn by placing an ''H,'' "\V ," "J," tlr "C" i[l tb<.'.. colu1'an lnhek~cJ "Husband. \Vifc,
Soint_. or Co1nn1unity." 1( thf: dalln is contingent~ pJsce an "X'· in the cnlnrnn l~hdt!d "Cernti11_~;ent_" lffh~ cfaitn. is ;.1nJi,1uidatt'd, pla<,;e n.n "'X" In th.:
C{)n.mn Jab..:;l..;d 11 lJnliqlddt1ted" l l'tb..:o clain1 is dispute~i~ pine~ ;111 ''X" .in the colu1nn labded "Dispuhxl.'' (You m:iy !Jt'."t::d lQ p!aet: an "X" in 1norc
than one of lh~:;~ three colu111n.'i.)

REporL the tot::>! ~)fctaim~ li.c!ed on ~lit-h. sh~ct in the bo:t. lubcl . .xI "Subtoto.I s" nn c" un each sheet RcrL.nt 1hi.:- fo!af of ail
amount..:; nor cnth.led to priority li&icd on lhb Schedule E in rhc box labeled "Totals" on the Ja.."1: s.he~1. ofthr; cotnpI~tcd .sclt:'.duic. lnJi-..-ftlt1a.i dc-btur~
i.\'hh primarily cOnsuiner debts,report thjs total aiso on 1he Stal.i:st.ica1 Summary nfCenain Liabilities and .Related Dal.it

0 Domestic Suppnrc OblJgatJuns

(:lairn.) for Jom..::stk support ;J1a1 an: (I Wed t~) or r.:-cnverahle by il :-i.puusc. foimcr Sj)nuse, or child of the debtor. nl' t'le. psrenl: lt~gal guardb-'..il~ t)f

rcsponsihfe l'eia.:·ive of such a child, cir a g_;Jvern.rnental un.it ro \Vhon1 Sl!Ch a tlo~ne~tk .s.upporc ciaiin has teen <::.'lSi:;ncd tt) tl\i': C\"t:eJ?t f>r«1\"'• !t~d fri
i I ti.S.C. § 507(a)fl).

o· ti:x1cnsiOas lif credit in Dll invofunt.ary ease

Claims aris:ing ie the orin~s~ or financial ::i.iT'1ir:...: at1.:r tI1,,;: c~immence:rnenl of the 1;~:isc but hef1';rc tht t.'arlicr of the
ai1pointmi;;nt of a trustee or th~ o:rder for relief I 1 U}l.C'. § 50?(aJ{3 ).

\V;.iges, salarie.. ,,.. a-nd cnnVA'li·.:;sioris.. !1H.·ludir1g vacar.lon, .scveiatin;1 of t1.1sin;:;ss, \vhicf::lcycr 01.::~u:rred firi>L lt} th;.: cxt(:.1ir prnvidtd 11\ J l C. S.C. § 507\a.)(4.J.
0 Cfl;n!r-ibutions t~ employee h~~n~i'h p·!;;n,;

fVl<)!JL'.V 1.;W~d (\~ ·.-.!npk,\.t:C ilcn:;;fi1 p.hiJ~!> f\,!J .~<,;t 1,·i.:..;...::-; t°(:'.jl'.Jcft:Li n'ilf!i~l j 30 d~)'S i1nn1ediari:Jy lJNCt'dlng th<: f1J.:!1Q. t)f· t!JC Oftglii~d p-;..'tltiOtL ()f \!\l:
C~:i~i.Ui~n of tw~iH~~s. \rhh:h-:ver (~CJ;i.:ff"ed nrsL lo 1.hc extent provided in l .! U.S. C. s507(i!.)(5 ).
 11-52905-cag Doc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 8 of 15

In re CROFT,B.~R~A~D'-L=E~Y'-'''-"l~"------­ C'asO?- No. _____________
Ochtor (ij"knor.,1'ij

0 Certajn farmers -=tnd fishtr1nen

{]ain1~ of Certain fam1crs and fishcsrrttt:~n. up-kl $5, 775* ~r"fittmcr or fish.:nnan, a.gainsl th~.dcbto.r~ as provit.fod in } I U.S.C. § 501(~)(6).

0 Deposit$ by in:dt\·iduals

Claims of !ndivitiuaf~ up to $2~600~ fOr depo::.:ils iiJr th..: jJllrchase. .l~sse,.t.ir rental (1f property vr .scrvicts tbr pcr::;onat fa;nily, o:· bous~h0ki w-=i.:-.
thal 'Nen: 1101 d('Jivi'.'n::d or provfUW. 1 J U.S.C. S 507UL)(7}.

0 Taxes and c:ert~in 0th.er. Debts ()n1~d tn Go\.·ernmenfri.l Unitl:

Taxes, cus1on1s-dutlcs, and penaaies O\.\'ing to fc-dcraL .<:;t""Jte, and local gov..:-rn1rrc11ta! unils as sCt f :fwreqfii•r li'ilh re:-::pect r.o 1...'ases·cnmr1u'1u.·ed on e;·r af!f.rr tht: dr.tte aj·
a<(ius(trl.f'ni

c{,11tin11ati.on shctts ;tltci.chef thc:. p...:-tition. 'l1;_c ci:in1pJi:l~ ;:u.x;t.n:ut nuinho..:1· of ~illy accounr rlli.3 11el)lur tws vrith the crcdfrnt is
w;eii.1i to the tr:.1~1:ee aud the creditor and 1nay be proviC~rl if the dehto; choo.ses to do so. !f 11 n2i11or child is.a l..'.:redi'ior, ~!~le th\:. child's initia3s and \be na1nc and
nddri::ss oftht: child':\ parer11: Or-guardifm, such as "...\.B .. ~ 1ninor.chUd. b.Y io}1n Dot~ gua.rdian.'1 l)o not d:is<:1osc-thc <:hild',s name:. Sec, l l U.S.C. ~ l 12 und F\:d.
R. Bankr. P. J OO?(n1). Do m.1"! lne-ludt>. tlc.im~~ lisre.d. ln Sd1edu!~s D ~•nd E. If ail cn.."(l_ilors will nol fit on this p. m1securOO cJauns to re.oorr on this Sch~ dnIc,.
0 Ch "
t!]
CRPDfTOR'S NAME, ~
~ o: r
> DA TE CLAIM WAS 0 AMOlJNTO!'
r
MAILING ADDRESS
INCLLiD!NG 7.!P CODE, "'rc ;r'"~o ~
c
;z
.:....:·;.::i
z ~
lNCUR1UoD AND
CONSIDERATION FOR
z
CD
\:)
f:
«:
Cl
8.
f::
CLAIM

AND ACCOUNT NUMBER "'
'1.) <-.;::;
co 0 ""'=.
CLAIM. z s
~S°t'•' trr:strr1t.:fion.> at~·1v,o.: Q
0 ~...., 9. JF CLA[M IS SlJBJECTTO
"'u z~
?l:
<>::
:!!
I r_;
I
~ ~

:t: SETOFF, 80 STATE. ~
Cl

ACCOUNT T>:(.J. 4006
:.:.i
----·I
CREDIT CARD DEBT
I I
I AMERICAN EXPRESS H x I
50.000.00
p_Q. BOX 650440 ,
DALLAS, TX
!' I
ACCOUNT KO.

CHASE BANK
54 19

I H
CREDIT CARD DEBT

x I
l

j
40,000.00 I
P .0. BOX 94014
P.~LANTiNE. JL 60094
I l

,..\C('OUNf NO. 6402 CREDIT CARD DEBT

I
!
BANK OF AMERICA
P,0 BOX 851001
DALLAS, TX 75285
;\CCOUNT NO. 5086
I
I

I
H

II
!
i
I
1
x
,._l_ _
I
I
25.000,00'

Ii
,
dA CARD SERv ICEti
~

r.o. oox 10222
...
S.4N Af'JTONIO, TX 73247
~

II l
I
I CRED!T Cf.-..RO DEBT
! I
I
x
I
l' 25,000.DO t
I

SubtctiJ> 140.000.00 I
T('tl.!>
t'Uilt' unly (•n !......;;r p3ge of th~ ~·omplei~ ):c.111..-duk: F.)
O<:i:;rr.n ~is<: cii S.1mlmary or;.:dM~dulc~.. ~J1d. i! i;ppficehJe, nn th::: Siati~;liot!
· :}LlJr>!WlrJ< vrcen.;it11l:fabilt.K:?.1mo J~d-~.~ect D~M.>
I
 BoH(>tlrci!,k,~9.!?-z,\;ff9o,goc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 10 of
15

In r~ _J::_ROFT, BRADLEY, L
Case N o . - - - - - - - - - - -
Debtor (if known)

SCHEDULE F - CREDITORS HOLDING UNSECURED NONPRJORITY CLAlJ\lS
(Conlinuation Sheet)

CREDITOR'S NMvlF., DATE CLAIM WAS r- Cl AMDUNTOF
z c
JvlAfLING A DD RESS
!NCUJDING ZIP CODE,
fNCURRED AND
CONSIDERAlfON FOR l 0"' UNT NO.
LEGAL FEES
MYST! MURPHY
5625 BROADWAY, #2
SAN ANTONIO, TX
H
I x I 10,000.00

ACCOlrl'tf NO. CLAIMS
!
BARBARA LOWRY
1600 NE LOOP 410, #202
SAN ANTONIO, TX 78209
! H
! x i00,000.00

ACCOU~f NO. LEGAL FEES
CHARLES GORHAM
1250 NE LOOP 410,#830
! H 10.000.00 II
SAN ANTONIO, TX 78209
-Ac-_C_'C_>1-!N_T_N-'0--------1,f---~._..----1f-LE_G_A_L_F_E_E_S________ ··--,
1-_

JONA THAN YEDOR l H x 5.000_00
100 NE LOOP 4-iG, #1075
SANANTONIO, TX 78209 l
ACCf.Jl.r}.'T NO. I LEGAi l=EES
CHARLES RILEY x
I
15,000.00
320 LEX!NGTON AVE
SAN ANTONIO, TX 78215

~hect no. of .. :;on~inillitin11 shccrs Cittachtd
lo S.:.hedt;k t)fCrcd~t~;.; Holding i.\nsccur.co
N,~>10prk\rity C!:1.i.t1.r:-;
n 6 r,omc.lkJ?.~~91tm~JJ:,.m~oc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 11 of
15

Jn re CROFT, BRADLEY, L.
Case N o . - - - - -
Debtor --------~ (if known)

SCHEDULE F - CREDITORS HOLDING UNSECURED NONPRIORJTY CLAIMS
(Continuaiion Shcc-t}

~
CREDITOR ·s NAME.
MAILING ADDRESS
""
f'?
~-
.v
S'i E
~
DATC CLAIM
INCURRED AND
wAS
:fj
~
;-
AMOUNT OF
CLAIM
INCLUD ING ZIP CODE, ro
w 2;: ~::;:
:z0 C.: CONS_ !DE_RAT!_ON FOR 2;
'" <
8
AND ACCOUNT NUMBER O <0 ::;: CLAIM. t; ;::o
1&emstruct1om>t1bu"tl 0 ~....., IF CLAb\1 IS SLlBJE.(;f'f() ,,.~ Q'
I
r"'.
'-' u R

1~ -
~
;: SETOFF. SO STA TR. -~ g
~=~~ ,;o; - -· I CRCm CARO ~;,. ,_x·--l--~--l--+---2--0::-0.-00
__

P O. BOX 182564
COLOMB US, OH 43218

ACCOL"NTNO 7218 CREDIT CARD DEBT
HSABANK c x 25.000 00
605 N. 8TH ST., SUITE 320
SHEBOYGAN, WI 53081

-.\Ct::OUNT NO. 0893 REVOLVING
SEARS
P.O. BOX 183081
c x 3,000.00 !
'
I

I
DAViD MCLANE H x 8,000.00
1924 N. M.l\IN ST.
SAN ANTONIO, TX 78212

ACCOUNT NO. SPOUSAL SUPPORT

CHERIE JEFFCOAT H x 6,000.00
5625 BROADWAY, #2
I SAN ANTONIO, Tl< 70209
S11c~~t ni:t ·------ {!( ____ c-;:mti.nuntion sheets.: ;.n:.ached
Snomml> l_S------1
~ 62,000.00 I

IU~ or1iy on last page .)fth I i>
i ~port ahli 1::;ble- 1Jn _1he Si:.1i:i~o_<:-:d t
$iJmmary nfC~rtain Lia.hi!itie~ and Relat~d 1.>lita.i l-.1----~-'
I'6fi/}fficJk~~R~.s:ff!b,Q_oc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 12 of
15
lnre ______
Case-No.---·------------~-
Debtor (ifkMwn)

SCHEDULE F - CREDITORS HOLDING UNSECURED NONPRIORITY CLAIM:S
(Contiot1~ui.un Sheet)

r CRCOITOR"·S NAM£,
Ml\ILING ADDRESS
INCLUDING ZIP COIJE,
AND ACCOUNT NUMBER

(Rf:rin•! ,d..;e 1 1111 ~H~i·n~;:.-- .;:-,fSelv~drJ,,..~ 11nd. :r :1.p~li!..'~01.,, 011 th:,, l::t:ltisti.:;il
Ii $
58, ,00 0.00
7
I
l
S1!r!E.'"11'vJ ofCe11ai1~ L\ahi!ilie1' ,'rnd Related D;:..t.:..) ,_1 ------J
11-52905-cag Doc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 13 of
15

IN THE UNITED STATES BANKRUPTCY COUKf
FOR THE WESTERN DISTRfCT OF TEXAS
SAN ANTONIO DIVISION

JN RE: CROF"I', BRADLEY L
CASE NO.
Debtor

VERIFICATION OF CREDITOR MATRIX

The above named Debtor hereby verify that the attached list of creditors
is true and correct to the best of his knowledge and that it cooresponds to the
creditors listed in my schedules.

Dated: August 23, 2011
11-52905-cag Doc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 14 of
15

Chase Bank
P.O. Box 04014
Palantine, IL 60094

Security Service FCU
1621 i La C;mtern Pky
Sau Antonio, TX 78256

First Mark
P.O. Box 701650
San Antonio, TX 78270

Mysti Murphy
5625 Broadway #2
Sai1 Antqnio, TX 78209

Barbara Lo\v1)'
1600 NE Loop 410
San Antonio, TX 78209

Ci!iBank
P.O. Box 182564
Colombus, OH 43218

Sears
P.O. Box 183081
Colornbus, OH 43218

Cherie Jeffcoat
c/o Mysti Murphy
5625 Broadway,#2
San Antonio. TX 78209

American Express
P.O. Box 65044ll
Dallas, TX 75285

Chase Ba.'1k
P.O. Box 94014
Palantine, lL 60094

Bank of _i.\;n_erlca
P.O. Box 851001
Dallas, TX 75285
11-52905-cag Doc#2 Filed 08/23/11 Entered 08/24/1115:26:16 Main Document Pg 15 of
15

US Bank
P.O. Rox 790179
SL Luuis, MO 63179

Charles B. Gorham
1250 NE Loop 410, Suite 830
San Antoniu, TX 78209

Jonathan Yedor
100 N.E. Loop 410. Suite 1075
San Antonio, TX 78216

John Cave
:ioo Convent #1080
San Antonio, TX 78205
EXHIBIT 4
 1

1 IN THE UNITED STATES BANKRUPTCY COURT

2 FOR THE WESTERN DISTRICT OF TEXAS

3 SAN ANTONIO DIVISION

4
IN RE: * Case No. 14-50980-cag
5 *
BURTON M. KAHN, *
6 *
Debtor. * October 15, 2014
7

8

9 ----------------------------------------------------

10 BEFORE THE HONORABLE CRAIG A. GARGOTTA

11 BANKRUPTCY JUDGE

12 ----------------------------------------------------

13

14 #59 - Trustee's Motion to Sell All Non-Exempt Assets,
Claims and Causes of Action.
15
**********
16

17

18

19

20

21

22

23
ORIGINAL
24 Proceedings recorded by electronic sound recording,
transcript produced by transcription service.
25

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 2

1 A P P E A R A N C E S

2

3 HAYNES and BOONE, LLP
By: Ms. Lisa S. Barkley
4 112 East Pecan Street, Suite 1200
San Antonio, Texas 78205
5 Appearing for Helvetia Asset Recovery, Inc.;

6

7 PRO SE DEBTOR
By: Mr. Burton Kahn
8 1706 Alpine Circle
San Antonio, Texas 78248
9 Appearing pro se as the Debtor;

10

11 HAYNES and BOONE
By: Mr. Werner A. Powers
12 2323 Victory Avenue, Suite 700
Dallas, Texas 75219
__
". /
13 Appearing for Helvetia Asset Recovery, Inc.;

14

15 CHAPTER 7 TRUSTEE
By: Mr. Johnny Thomas
16 St. Paul square
1153 E. Commerce
17 San Antonio, Texas 78205
Appearing as the Chapter 7 Trustee.
18

19

20

21

22

23

24

25

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 3

1 INDEX

2

3 WITNESSES Direct Cross Redirect Recross

4 Gary Mowrey 83

5

6 EXHIBITS: Offered Received

7 (No exhibits offered in this hearing.)

8

9 RULING OF THE COURT: 91

10
************
11

12

13

14

15

16

17

18

19

20

21

22

23

24

25

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 4

''-__..-' 1 THE COURT: We have one 9:00 o'clock matter

2 on our docket this morning. This is on Page 1. Case

3 Number 14-50980, Burton M. Kahn. This is on ECF

4 Number 59, the Trustee's Motion to Sell All Nonexempt

5 Assets, Claims and Causes of Action.

6 May I please have announcements.

7 MR. POWERS: Your Honor, Werner Powers and

8 Ms. Lisa Barkley for Helvetia, which is -- who is the

9 purchaser.

10 MR. KAHN: Burton Kahn, who's the Debtor,

11 your Honor.

12 THE COURT: Thank you.

13 We are missing the Trustee.

14 Did you see Mr. Thomas this morning?

15 MR. POWERS: We did not, your Honor.

16 THE COURT: All right. We obviously can't

17 proceed on this without the Trustee being here, so.

18 MR. POWERS: Should we go call him real

19 quickly, your Honor?

20 THE COURT: We'll take care of that. We'll

21 find out. And I ' l l ask my law clerk in --

22 (Sotto voce exchange.)

23 THE COURT: I'm sorry for the delay, but

24 we have to have him here.

25 I assume -- I've read the moving papers. You

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 5

1 contest the motion to sell; is that correct, Mr. Kahn?

2 MR. KAHN: Correct, your Honor.

3 THE COURT: All right. And I certainly want
4 to hear

5 And you all support the motion to sell.

6 So, very good. I do have a 9:30 matter. Once we

7 get Mr. Thomas here, we'll proceed, ladies and

8 gentlemen. But, obviously, I can't go forward until

9 Mr. Thomas gets here. So, we'll find out where he is.

10 Are there any witnesses, or anything like that,

11 or is it just argument?

12 MR. KAHN: Yes, Your Honor, there's one

13 witness.

14 THE COURT: Who would that be, Mr. Kahn?

15 MR. KAHN: That would be Mr. Mowrey. He's

16 an appraiser, and he made the -- the appraisal of the

17 Joabert property.

18 THE COURT: Okay. Were you all aware that

19 Mr. Mowrey was going to be called as a witness?

20 MR. POWERS: We -- We sort of suspected he

21 might, your Honor, but we don't think that he has

22 test- --
23 MR. KAHN: Your Honor, I sent them a copy of

24 the -- the subpoena that I served Mr. Mowrey.

25 THE COURT: Okay. We'll take that up.
'---/

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 6

1 Because I need to have Mr. Thomas here. He needs to

2 be a participant in this discussion. So, we're going

3 to I apologize, but we -- we've got to have him

4 here, so ... Maybe he was delayed in traffic, maybe

5 he got his times ... But he's very punctual. This is

6 highly unusual for him.

7 So, if you don't mind, please, what I'm going to

8 do is step away, and then we'll start as soon as he

9 gets here. All right?

10 MR. POWERS: Very good, Judge.

11 THE COURT: So, if you'll -- you'll just

12 stand down for a minute.

'-____/
13 Do you have exhibits to present?

14 MR. KAHN: Yes, your Honor.

15 THE COURT: Okay. And do you have exhibits

16 to present?

17 MR. POWERS: We have impeachment exhibits,

18 your Honor.

19 THE COURT: All right.

20 MR. POWERS: And if he And if he's

21 allowed to put this witness on, I'm sure we will call,

22 as an adverse witness, the Debtor.

23 THE COURT: All right. Well, we•ll deal

24 with that when Mr. Thomas gets here.

25 Mr. Kahn, do you have the -- do you have copies

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 7

1 of your exhibits for the Court and also for opposing

2 counsel?

3 MR. KAHN: Yes.

4 THE COURT: All right. Very --

5 Ah. There's Mr. Thomas.

6 MR. THOMAS: I'm sorry, Judge. It was a bad

7 morning.

8 THE COURT: Mr. Thomas, do you need just a

9 minute, and then we can start? Would that help you?

10 MR. THOMAS: That'll be fine, Judge.

11 THE COURT: All right. So I ' l l --

12 Mr. Thomas is here. And I ' l l -- I ' l l come out in,

13 like, five minutes. I do have a 9:30 matter. I'll

14 probably ask the parties how long that's going to

15 take, because this, I think, is going to take longer,

16 if I'm just going to make an educated guess.

17 Mr. Ayers, good morning.

18 MR. AYERS: Your Honor, we think about 20

19 minutes. I mean, it's very straightforward.

20 (Another matter taken up briefly.)

21 THE COURT: So, you think about 20 minutes.

22 I assume that your matter may take a little bit

23 longer; is that correct, Mr. Thomas?

24 MR. THOMAS: I think so, Judge.

25 THE COURT: All right. Let me step away.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 8

1 If you all want to talk for a minute, get situated,

2 and then we'll start the matter. I might -- To be

3 fair to you all -- or, I'm sorry, I might break to

4 take up the other matter. All right?

5 MR. POWERS: Yes, sir.

6 THE COURT: So, just to let you know.

7 All right, ladies and gentlemen. We'll take a

8 five-minute recess. Okay? Thank you.

9 COURTROOM DEPUTY: All rise.

10 (Recess.)

11 THE COURT: Mr. Thomas, could you -- could

12 you come to the podium, please?

13 MR. THOMAS: Good morning, Judge.

14 THE COURT: Good morning. This is on your

15 motion to sell. We have two interested parties. We

16 have the Debtor, Mr. Kahn, and also we have -- Is it

17 Helvetia, is how you pronounce it?

18 MR. THOMAS: Yes, your Honor.

19 THE COURT: And they're the purchaser of

20 the -- of the cause of action, and, I ' l l just say,

21 generically, the nonexempt assets, claims --

22 MR. THOMAS: That's correct, Judge.

23 THE COURT: -- and causes of action.

24 I think this is going to take a little bit of

25 time. Were you aware of that?

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 9

,'--._./,
1 MR. THOMAS: Yes, sir. I had seen the

2 exhibits, and the objections, of course.

3 THE COURT: I would We could go for about

4 two minutes, then I'd have I'd call the 9:30

5 matter. I don't think the 9:30 matter, as Mr. Ayers

6 has described on the record, is going to take more

7 than 20 minutes. So, what I'd like to do -- Do you

8 have

9 Does anyone have other engagements later on this

10 morning? Because I would take you all next.

11 MR. POWERS: No, your Honor.

12 THE COURT: Mr.

13 MR. KAHN: Your Honor, I do have a witness

14 that is an expert witness, and -- and I have to pay

15 him, you know, his fee, which is kind of blood money

16 at this particular time, so ... And this delay is

17 costing me money.

18 THE COURT: I understand that, sir.

19 MR. KAHN: If I -- If -- If If I could,

20 in our few minutes, just put him on. The only thing

21 he's going to do is submit this -- this appraisal, and

22 that he made the appraisal, and just a question, "Did

23 you make it," et cetera, and that's it.

24 THE COURT: I -- Mr. Kahn, I certainly

,___,, 25 appreciate, from your perspective, it may take a

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 10

1 couple of minutes, but based upon my years of both

2 being a lawyer and a judge, I suspect it will take

3 longer. So, while I am sympathetic to the cost

4 involved, the fact we're in court, there's an inherent

5 cost to it. I'm going to ask -- ask you to stand

6 down.

7 Mr. Thomas, I ' l l come back to your matter in just

8 a minute. I'm going to deal with the Valence

9 MR. THOMAS: That would be fine.

10 THE COURT: matter.

11 So, if you all want to step out for a minute, you

12 may do so. You can leave your stuff here.

,_____, 13 But, Mr. Kahn, you're just going to have to wait,

14 so Certainly, I am sensitive to that, but I don't

15 think this matter is going to take, necessarily, all

16 that long.

17 MR. POWERS: Thank you, your Honor. We'll

18 be outside.

19 MR. KAHN: (Inaudible; too far from

20 microphone.)

21 THE COURT: Well, I've excused the -- Go to

22 the podium, please. What's your question, Mr. Kahn?

23 MR. KAHN: I did not submit -- bring with me

24 five copies of the appraisal, I had three, so that I'm

25 going to -- in this time period I'm going to run over
'--._/

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 11

1 to the Clerk's office and get a couple of -- of

2 exhibits that I want to put in, then I will have five.

3 But the appraisal is -- was -- was submitted in

4 the -- in the filing of my motion -- my objection.

5 Also, I have a chart that was also filed in the

6 objection, and which I have a large scale of it, so

7 that you could easily see it. And I don't have five

8 copies of that.

9 THE COURT: I ' l l take that up when we come

10 back. The local rules are pretty clear on the

11 requirements in terms of number of exhibits, why we

12 need the number of exhibits for purposes of conducting

\ ....___./ 13 the hearing. While I'm sympathetic to your situation,

14 as a pro se debtor, you're not excused in those

15 requirements.

16 MR. KAHN: I'm not asking -- It -- The

17 one thing that I'm going to do, if I ever get this

18 this -- this whole situation squared away, is I am

19 going to go to law school, and not be a -- and -- and

20 not go to -- I should have gone to law school, instead

21 of engineering school. But, anyway, I will do that

22 when I -- when this is over.

23 Thank you, your Honor.

24 THE COURT: All right. So, I ' l l come back

25 to the matter, and we'll -- we'll deal with all of

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 12

1 that.

2 (Sotto voce exchange.)

3 (Other matter taken up.)

4 THE COURT: I'm going to take, like, a

5 three-minute recess, and then we're going to start,

6 Mr. Kahn.

7 MR. KAHN: Thank you, your Honor.

8 THE COURT: Thank you, sir.

9 All right. So, just a very short recess, and

10 then we'll begin with the Kahn matter.

11 COURTROOM DEPUTY: All rise.

12 (Recess.)

13 THE COURT: All right, Mr. Thomas. This is

14 your motion. We're going to start with you first,

15 then I ' l l hear from the other interested parties.

16 MR. THOMAS: Mr. Johnny Thomas, Trustee and

17 Movant.

18 This is an application to sell the nonexempt

19 property of the estate. It mainly involves some

20 shares in Helvetia, a thousand shares; a hundred

21 shares in another corporation called Joabert; and,

22 then, numerous lawsuits that he -- that Mr. Kahn,

23 the Debtor, claims are valued at $1,470,940.

24 THE COURT: A million or a hundred million?

25 MR. THOMAS: One million.
'~

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 13

1 THE COURT: Okay.

2 MR. THOMAS: And the -- the shares, he's

3 valued at 3,734,309.

4 THE COURT: So, may we break it down,

5 just -- I know I asked you to go through a recitation,

6 but help me out. So, we -- You want to sell a hundred

7 shares of stock in Helvetia?

8 MR. THOMAS: Yes -- Oh, Helvetia, 1,000

9 shares.

10 THE COURT: One thousand. Then a hundred

11 shares in what?

12 MR. THOMAS: Joabert, J-0-A-B-E-R-T.

13 THE COURT: Do you know what Joabert is?

14 MR. THOMAS: Where it is?

15 THE COURT: No, what it is, what kind of

16 entity it is.

17 MR. THOMAS: Oh, these are development

18 companies. They - -

19 THE COURT: Development companies?

20 MR. THOMAS: Yes, sir.

21 THE COURT: All right. Then you said some

22 causes of action, the rest are causes of action?

23 MR. THOMAS: Yes, sir. Item 21 on Schedule B

24 outlines those lawsuits involving

25 THE COURT: How many are there, please?

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 14

'-.__./ 1 MR. THOMAS: Seven.

2 THE COURT: All right. Can we -- Just for

3 purposes of the record, and I appreciate you -- you

4 trying to get to the point, but let's break these

5 down. Go -- Go through them one-by-one so I have a

6 record of what -- what these causes of action are.

7 MR. THOMAS: Yes, sir. There's one lawsuit

8 against Haynes and Boone,

9 THE COURT: Okay.

10 MR. THOMAS: -- 1,400,000.

11 There's a lawsuit against the City of San Antonio

12 for 70,000.

13 There's a lawsuit against -- Burton Kahn versus

14 Helvetia. He doesn't value that lawsuit.

15 THE COURT: Okay.

16 MR. THOMAS: There's another lawsuit. If I

17 can give you the case number, Judge: The last four

18 digits 0014, Burton Kahn versus Helvetia; the last

19 four 0258, Burton Kahn versus Helvetia; 0319, Burton

20 Kahn versus Helvetia;

21 These are all state court cases. I'm sorry.

22 These are all, yeah, state court cases that are now on

23 appeal.

24 0357, Burton Kahn versus Helvetia.

25 The cases now still in district court, 2013

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 15

~- 1 cases: Last four 8355, Helvetia Recovery versus Kahn;

2 and then, 2013, 8394, Helvetia Recovery.

3 Those are the lawsuits, as I understand them,

4 Judge.

5 THE COURT: Very -- If I may interrupt you

6 again, because I'm trying to get some context.

7 Have -- You mentioned appeals. Have there been a

8 number of determinations on these causes of action?

9 MR. THOMAS: Yes, Judge. I believe they

10 were all against Mr. Kahn, but he appealed them.

11 THE COURT: Okay. So, we -- For purposes of

12 the record, on the causes of action, even though it

13 appears that Mr. Kahn was the plaintiff in all of

14 these, there was a determination at the trial level in

15 favor of the collectively, of the defendants,

16 You'll get your turn, Mr. Kahn.

17 and those matters are up on appeal; is that

18 correct?

19 MR. THOMAS: That's my -- According to his

20 schedules.

21 THE COURT: All right.

22 MR. THOMAS: That's what he's indicated.

23 THE COURT: Okay. So, what other assets are

24 you trying to sell?

25 MR. THOMAS: Then there were some other
'._/

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 16

1 small businesses that Some are operating and some

2 are not. In addition to Joabert and Helvetia, there

3 was something called Trail Construction Company;

4 Puerto Verde, Ltd.; Key Largo Homeowners Association;

5 Royal Crest Homeowners Association; Contour

6 Construction; Ideal Travel Company; Paradiv,

7 P-A-R-A-D-I-V, Corporation; and Terob, T-E-R-0-B,

8 Corporation.

9 And some of these, he says they're presently

10 operating, some he says are not operating. We're not

11 clear on all of them. But we want to

12 THE COURT: Does he ascribe a value to them?

13 MR. THOMAS: He did not, to these

14 corporations, Judge.

15 THE COURT: Is there Is it listed as

16 unknown, or just no value listed?
17 MR. THOMAS: No bank account, unknown. Some
18 are unknown and some say no bank account.

19 THE COURT: All right. Please continue. Is

20 there -- Are there any other assets?

21 MR. THOMAS: These are the assets, as I
22 understand them, Judge. And I think these are the
23 assets that the buyer was mainly interested in
24 recovering, your Honor.
25 THE COURT: All right. so , 1 et me - - 1 et me

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 17

1 just stop you right there. And there's a reason why

2 I'm going through this.

3 So, we have shares of stock in two entities. we

4 have, I believe you indicated, seven causes of action.

5 Then we have these businesses that may or may not be

6 operating.

7 You've conducted -- Have you concluded the 341

8 meeting?

9 MR. THOMAS: Yes, Judge. We -- I think

10 there were at least four resets. The last one was

11 completed in July.

12 I did have an attorney assist me at the

13 beginning. we made a determination that it'd be hard

14 to litigate all these lawsuits. And we just -- I just

15 didn't feel -- or the attorney didn't feel it was

16 marketable. It would take several thousands of
17 dollars to litigate the claims, and so forth. And

18 even the ownership interest, it would take some --

19 some litigation to resolve the actual -- whether or

20 not he owns that interest.

21 The clearest might be that he owns one/third of

22 Joabert, but then it doesn't appear that Joabert has
23 any equity.

24 THE COURT: Okay.

25 MR. THOMAS: And so, with that, I

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 18

1 toward -- I guess in August, after we concluded the

2 341 meetings, the Helvetia offered $10,000 to buy

3 all of these properties,

4 THE COURT: When you say "properties,•

5 MR. THOMAS: which would amount --

6 THE COURT: May I -- May I interrupt you

7 again? Everything?

8 MR. THOMAS: Everything. Yes, sir.

9 THE COURT: Stock, causes of action,

10 interest in whatever these -- these entities are.

11 Is that correct?

12 MR. THOMAS: Yes, sir. That's correct.

13 THE COURT: All right.

14 MR. THOMAS: And for about $10,000, I think

15 we would get somewhere between two and three percent

16 interest for the unsecured.

17 THE COURT: Okay.

18 MR. THOMAS: And, so, i t ' s above one

19 percent. If i t ' s above one percent and -- I've always

20 considered that incon- -- more than inconsequential.

21 So, I think there's some value, and something for

22 creditors, as opposed to nothing.

23 THE COURT: In your capacity as the

24 Trustee -- And how long have you been a Panel Trustee?

25 MR. THOMAS: Since '96. 1996.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 19

1 THE COURT: So, you have -- And I genuinely

2 mean this. You have considerable experience in this

3 regard.

4 MR. THOMAS: Yes, sir.

5 THE COURT: Obviously, you conducted the

6 341 meeting. Did you -- Based upon -- As you

7 understand the facts of this case, and you've analyzed

8 this case both for its own facts and based upon your

9 experience as a trustee, do you think -- I mean, did

10 you think it was appropriate to market these assets,

11 or simply seek I mean, how did you go about the

12 $10,000 number with Helvetia?

13 MR. THOMAS: Judge, I was in the process of
14 probably no-asseting the case, or at least holding on

15 to see what would happen to the litigation as it was

16 proceeding. And, in the middle of that, I was offered

17 the $10,000. It was initially five, but at least

18 ten five would have -- $5,000 would have been less

19 than one percent, which I didn't think would have --

20 have much value to the estate. Ten thousand would get

21 at least -- get me to at least two or three thousand,

22 and that was the offer on the table.

23 And part of my concern was that something like

24 this sometimes needs to be brought to the attention of

25 the Court, and that's what I wanted to do, also.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 20

1 THE COURT: No, you did exactly right,

2 because essentially--I mean, let's be honest, we're

3 all adults here--they're buying peace.
4 MR. THOMAS: That's correct.

5 THE COURT: If I If I approve the sale to

6 them, it cuts off Mr. Kahn's ability to pursue these
7 cases as the Debtor.

8 MR. THOMAS: That's correct.

9 THE COURT: I think you would agree with

10 this statement. First of all, these are all

11 prepetition causes of action, so they enure to the

12 Chapter 7 estate, of which you're the Panel Trustee.

'-----"'
13 Would you agree with that statement?

14 MR. THOMAS: I agree. And that's -- I think

15 Mr. Kahn agrees with that, also.

16 THE COURT: All right. From the

17 perspective, if you have a position, does Mr. Kahn, as

18 the Debtor, have any standing to object to this based

19 upon the fact that they're You know, a lot of times

20 when we look at objections to claim, the analogy where

21 I'm going is, is if a debtor wants to intervene in a

22 trustee's claims objection, one of the things I have

23 to evaluate is whether or not there's any -- there's

24 going to be any return to the debtor. If there isn't,

25 the debtor doesn't have standing to object to the

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 21

1 claim.

2 Does Mr. Kahn have any standing to object to the

3 sale, given that there's only going to be a, we'll

4 say, three percent distribution to unsecureds?

5 MR. THOMAS: Judge, if everything went

6 right, I don't think there'd be money back to Mr. Kahn.

7 If most of -- You know, if -- if even fifty percent,

8 ten percent of the values come out right, I don't see

9 any money going back to Mr. Kahn.

10 THE COURT: All right.

11 MR. THOMAS: And, so, I certainly don't see

12 $10,000 giving any benefit to Mr. Kahn.

13 THE COURT: So, let's
'---../

14 MR. THOMAS: And, so, I do question it.

15 THE COURT: So, you agree with me that there

16 may -- Is there or is there not a standing issue?

17 MR. THOMAS: I think there's a standing

18 issue, Judge. If you look at his value, he thinks

19 that these have some equity down the road. I just

20 think i t ' s totally unreasonable.

21 THE COURT: All right. So, let's -- let's

22 focus back on one other thing for a minute, and then

23 I ' l l hear anything else you have to say, is, let's

24 assume that you got no tender from Helvetia of any

,__./ 25 monies, you know, the case proceeded along. How long

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 22

1 would you keep this case open, given the

2 administrative costs versus what might happen with

3 regard to the lawsuits, and the value of the business
4 entities, and the value of the shares? What would you
5 do? would you -- Would you file a no-asset report?

6 MR. THOMAS: Yes, sir. A lot of times, when

7 a lot of litigation is going on like this, I would

8 hold off on the no-asset report and at least let some

9 of the cases resolve. So, hopefully, within a year

10 I'd be able to let it -- go ahead and file the

11 no-asset case, and the creditors would get nothing.

12 THE COURT: All right. So, you would delay

13 closing the case to see what would unfold with regard

14 to these causes of action?

15 MR. THOMAS: That's correct, Judge.

16 THE COURT: All right. What else do you

17 wish to tell me?

18 MR. THOMAS: Judge, that was the -- those

19 were all the issues I had in mind. And, also, I would

20 add that the estate has no money to pursue a lot of

21 the litigation.

22 THE COURT: Thank you. That was the last
23 point. Let's talk briefly about that.

24 Now, what's your commission on a case like this?
25 MR. THOMAS: Twenty-five the first 5,000.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 23

1 It's the standard statutory. Twenty-five percent the

2 first 5,000, ten percent up to 45,000, and three

3 percent up to 100,000, something like that.

4 THE COURT: So, let's assume you didn't have

5 an offer on the table for the $10,000--I'll come back

6 to that--what would be your fee in this case?

7 MR. THOMAS: Probably about 3,000.

8 THE COURT: $3,000 is all you get. And

9 there's no money on hand; correct?

10 MR. THOMAS: There's no money on hand. This

11 would be the -- Well, but they did prepay the $10,000.

12 I did ask for them to do that.

13 THE COURT: All right. So, you'll get --

14 you'll get a component of -- a portion of that, and

15 then the rest, the balance of the proceeds will be

16 remitted to the benefit of the creditors; correct?
17 MR. THOMAS: That's correct. That's

18 correct, Judge.

19 THE COURT: All right. Do you -- Is there

20 anything else you wish to tell me?

21 MR. THOMAS: I think that would be all I'd

22 have right now, Judge.
23 THE COURT: All right. Mr. Kahn, I'm going
24 to hear from you last. I want to hear from Helvetia,

25 because I think you're going to take the longest.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 24

1 All right. Sir, if you'll come to the podium.

2 And, again, state your name for the record.

3 MR. POWERS: Your Honor, Werner Powers, and

4 Ms. Barkely, Haynes and Boone, for Helvetia Asset

5 Recovery, Inc.

6 By way of explanation of who we represent --

7 THE COURT: Yes, please.

8 MR. POWERS: Helvetia Asset Recovery, Inc.,

9 is by far and away the largest creditor of the estate.

10 Helvetia has two judgments against Mr. Kahn, both

11 final, one judgment by --

12 Let me get my notes here.

13 THE COURT: Yeah. Let's be -- Let's have an

14 accurate record, because this will inform my ruling.

15 MR. POWERS: Judge, one finding by a

16 judgment for sanctions by Judge Tanner, a state court

17 judgment, for approximately $253,000, where the court

18 found that Mr. Kahn committed a fraud on the court,

19 and made false filings, and claimed to be an owner of

20 Helvetia Asset Recovery, Inc., when he was not, in

21 order to cloud title to real estate that Helvetia

22 Asset Recovery, Inc., owned here in Bexar County.
23 THE COURT: Is that order final?

24 MR. POWERS: It is a final judgment,

25 your Honor. I -- I He has prosecuted an appeal

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 25

',______/ 1 from it, so that appeal, I think, is pending.

2 THE COURT: okay.

3 MR. POWERS: There's a question as to

4 whether it will -- well, as to whether he can appeal,

5 given some orders of the appellate court, which I ' l l

6 talk about in a minute.

7 In addition to that, there is a judgment for

8 over $2 million, a unanimous verdict returned against

9 Mr. Kahn in Judge Bery's (sic) court, for breach of

10 fiduciary duty --

11 THE COURT: Which Judge Biery --

12 MR. POWERS: B-E-R- --

13 MS. BARKLEY: Michael Mery.

14 MR. POWERS: Michael Bery (sic) okay.

15 THE COURT: Okay. I thought you said Biery.

16 That's why I asked.

17 MR. POWERS: oh, no. The state --

18 THE COURT: I'm thinking of -- So, state

19 court?

20 MR. POWERS: Yes.

21 THE COURT: Michael Bery (sic). Go ahead,

22 sir.

23 MR. POWERS: Yeah, Bery (sic) Michael - -

24 MS. BARKLEY: Mery, M-E-

25 MR. POWERS: B-E-R-
'-.__/

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 26

1 MS. BARKLEY: M-E-R-Y.

2 MR. POWERS: Oh, Mery. I said Bery. Excuse

3 me. Mery. And --

4 THE COURT: Thank you.

5 MR. POWERS: Thank you. And -- I tried the

6 case for two weeks. I should know that. But, anyway.

7 So, it's about approximately $2 million,

8 findings of breach of fiduciary duty, embezzlement of

9 funds belonging to Helvetia, punitive damages of about

10 a million dollars, as I recall. I think that judgment

11 is, in all things, final. Mr.

12 THE COURT: No further appeals?

'---./
13 MR. POWERS: Well, let me explain my

14 position. Mr. Mr. Kahn filed a notice of appeal.

15 He then dismissed his appeal. Okay? He now has filed

16 a second appeal of that judgment -- not of the

17 judgment, but of an order that refused to grant him a

18 new trial.

19 THE COURT: Okay.

20 MR. POWERS: The appellate court recently

21 issued an order, I think last week, saying

22 explaining why we should not dismiss this because you

23 can't appeal that type of an order. The time to

24 appeal the final judgment's over. You only get one

25 appeal. He dismissed his appeal. I think it's final.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 27

1 But he -- he would probably disagree with me on that.

2 But that's what the status is. And I think the court

3 of appeals now has clearly indicated that it's having

4 a hard time seeing why it has any jurisdiction over

5 this.

6 There -- I want to -- When the assets were being

7 listed off, just to be clear, Mr. Kahn put

8 There's -- There's two companies, two corporations

9 that own real estate here in Bexar County. One is

10 Helvetia, and they own a subdivision called Key Largo.

11 The -- The other is Joabert, which owns the Royal

12 Crest Subdivision.

'.___/
13 THE COURT: Royal Crest?

14 MR. POWERS: Royal Crest Subdivision.

15 THE COURT: Go ahead.

16 MR. POWERS: As to Key Largo and -- and --

17 and Helvetia, Mr. Kahn was fired as an officer, and

18 that was the subject of the judgment in Judge Mery•s

19 court. And And what he did is, he issued himself

20 stock after he was fired. He claims that he owned the

21 company. And then -- And that was the subject of the

22 sanction order that was entered against him.
23 So, he -- he doesn't own any stock in Helvetia.

24 That's not one of his assets. The court's adjudicated
25 that and that's over.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 28

As to the Joabert and the Royal Crest

Subdivision, Mr. Kahn claims to own a minority

one/third interest in the stock of that company. And

that's going to be important in a moment because the

appraisal that we're going to be -- if you want to

call it an appraisal, doesn't even attempt to appraise

his minority interest in -- in Joabert.

THE COURT: And Joabert is a development

company that owns raw land that they're going to

develop for residential?

MR. POWERS: Exactly.

THE COURT: All right.

MR. POWERS: And -- And while your Honor

touched that point, the -- the appraisal that is done

is rather unusual. It purports to be an appraisal

that speaks to the future, and it's -- it has a future

date. And it assumes that, somehow, this land is all

finished-out and ready for sale and fully developed.

And it doesn't even purport to opine as to how much it

would cost to do that.

THE COURT: You'll get your shot, Mr. Kahn.

Just be patient.
MR. KAHN: I can't object while he's saying

something?

THE COURT: I'm -- This is only just

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 29

',._, 1 argument. So, you -- I ' l l I ' l l hear what you have

2 to say in just a minute. This is not evidence at this

3 point. You're just telling me what your position is.

4 MR. POWERS: Our position

5 THE COURT: And I understand you disagree

6 with it. Believe me, I recognize that.

7 Go ahead, sir.

8 MR. POWERS: Anyway, your Honor, I don't

9 think it's I don't even think it sustains a Daubert

10 challenge, would -- would withstand a Daubert

11 challenge, because it's so speculative.

12 But it's also irrelevant, because he doesn't own

13 any of the real estate. He owns, or purports to own,

14 a minority interest in -- in stock in the -- in the

15 company. He has no rights to put the stock. He has

16 no rights to, you know, require it be purchased. It's

17 just ...

18 And And his ownership of that stock is in

19 real doubt. He -- He was supposed to -- He -- He was

20 supposed to earn that stock through sweat equity in

21 doing engineering work on the project. He was fired

22 because he was not -- allegedly incompetent. And, so,

23 there's real questions as to whether he ever performed
24 the services to get that one/third minority interest.
;i 5 In addition to that -- And the appraisal -- or
-~,.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 30

1 another reason the appraisal is just totally

2 irrelevant, there's approximately four --

3 four-and-a-half million dollars of debt on the

4 property. The appraisal didn't even take into account

5 the debt on the property. And Mr. As Mr. Kahn

6 knows, his arrangement was never that he would get

7 paid before the debt, you know, if that company were

8 liquidated. So, that's our position on that.

9 The lawsuits -- Your Honor is right. Part of

10 this is to buy peace. I mean, we --

11 THE COURT: I mean, let's be candid.

12 MR. POWERS: We'll be candid. That's what

,____, 13 it is. I mean, we -- Every time we turn around,

14 there's some new lawsuit that gets filed, a

15 speculative lawsuit. You know, they -- they -- they

16 sue my law firm. They file motions for sanctions.

17 And whatever they want to do, I gather -- he wants to

18 do, he just sits with his typewriter and does this.

19 And it's expensive. It's expensive to continue

20 to keep coming down and having to argue these silly --

21 these silly lawsuits. And we want to just kind of buy

22 peace and get rid of this. And that's what the
23 $10,000 is for, because he doesn't have any assets.

24 I -- Again, I can't emphasize enough, the major

25 creditor here is Helvetia. I mean, we're the one --
'-,

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 31

1 we're the ones who -- who stand to gain whatever
2 assets there may be in this estate.
3 I also want to point out one other thing,
4 your Honor. We filed a complaint with the Court to
5 declare the judgments nondischargeable. And
6 THE COURT: The judgments that you took
7 against Mr. Kahn?

8 MR. POWERS: Yes.
9 THE COURT: Under what provisions of the
10 Bankruptcy Code?

11 MS. BARKLEY: Your Honor, Section 523 (a) (4)
12 and (a) (6).
13 THE COURT: So, breach of fiduciary duty --
14 MR. POWERS: Right.

15 THE COURT: or defalcation, and (a) (6),
16 malicious -- willful and malicious injury?

17 MR. POWERS: Yes.

18 THE COURT: All right. What's the status of

19 that lawsuit? Do you know, Ms. Barkely?

20 MS. BARKLEY: We are drafting a summary

21 judgment based on collateral estoppel. And it should

22 be filed very shortly.
23 MR. POWERS: Hopefully -- Hopefully, today.

24 THE COURT: So, you A complaint was

~~
25 filed. Mr. Kahn answered?

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 32

~ 1 MR. POWERS: Yes.

2 MS. BARKLEY: Yes, your Honor.

3 THE COURT: All right. So, a scheduling
4 order has been issued?

5 MS. BARKLEY: Yes. I believe so,

6 your Honor. I think we have a deadline to amend

7 pleadings within the next few days.

8 THE COURT: All right. So, this is the only

9 complaint that you filed in the context of this

10 bankruptcy case, is a dischargeability action against

11 him?

12 MR. POWERS: That is correct.

13 THE COURT: And the relevance, it's just
14 informational for me, or what?

15 MR. POWERS: Well, the relevance is that not

16 only are we the -- by far and away the largest

17 creditor, we have nondischargeable indebtedness here.

18 So ...

19 THE COURT: So you assert. I haven't made

20 that determination.

21 MR. POWERS: So we assert. And we

22 understand you have not made that determination. But

23 we also think that the law in this district is pretty

24 clear on collateral estoppel; that is that, when you

25 have a final adjudication of this type of misconduct,
'----../

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 33

1 that it is, as a matter of law, going to be

2 nondischargeable, which should

3 THE COURT: So, if I make the determination

4 down the road that it is a nondischargeable debt--and

5 I haven't looked at the complaint or the answer to

6 that; I'm letting the process unfold--what does that

7 do to any of this?

8 MR. POWERS: Well, in in a sense, I don't

9 know that it does all -- Because, either way, we've

10 got over $2 million worth of debt, whether it's

11 dischargeable or nondischargeable, and by far and away

12 the largest creditor of the estate.

13 THE COURT: Okay.

14 MR. POWERS: So, that's the -- That's, I

15 guess, the major point there.

16 A few points about procedural points. The local

17 rules, as your Honor knows, require that there be a

18 witness list and an exhibit list exchanged five days

19 before, and I think it's five business days before a

20 hearing. That did not happen here. There was no

21 witness list, there was no exhibit list.

22 We did get notice that he served a subpoena on
23 his expert witness. And I think that notice was given

24 to us sometime late Thursday, which is hard -- which I

25 think is -- Let me see. Monday was a -- was a

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 34

1 holiday.

2 THE COURT: Right.

3 MR. POWERS: So, I don't think that's five

4 days. And, on top of that, no witness list was ever

5 served. Okay? Just the subpoena. And, of course, no

6 exhibit list was served, though he did attach that

7 appraisal to his objections.

8 I want to make my objection that he has not

9 complied with the local rules, because he has not.

10 THE COURT: On the exhibit list and the

11 witness?

12 MR. POWERS: And the witness list.

13 THE COURT: All right. That's fine.

14 MR. POWERS: And I want to preserve that

15 objection, your Honor. I know your Honor will

16 probably want to hear from the expert. And, quite

17 frankly, I don't want to give him another appellate

18 point, you know. But I want to make this objection,

19 nonetheless, because I do want to - - I don't want to

20 give up that issue.

21 THE COURT: Okay.

22 MR. POWERS: Again, thank you, your Honor.

23 THE COURT: All right. Now, Mr. Kahn.

24 MR. KAHN: Thank you, your Honor.

25 I would like to start off saying that a lot of

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 35

1 this information that Mr. Powers just said is
'--'
2 incorrect. Number one,

3 THE COURT: Is it -- Let's -- If I may, sir.

4 MR. KAHN: And I will go through it in

5 THE COURT: Wait. Just wait. No, no. The

6 way this works is, when I ask a question, you stop

7 talking and you answer my question.

8 MR. KAHN: Sorry, your Honor.

9 THE COURT: So. And you'll learn this

10 if you go to law school. By the way, I teach at

11 law school, too.

12 For your information, I want to know, you -- you

13 should -- I hope you noted that I I sort of

14 examined Mr. -- the Trustee in this case, Mr. Thomas,

15 about a number of things. Do you disagree or contest

16 anything that he told me?

17 MR. KAHN: Practically everything,

18 your Honor.

19 THE COURT: Practically everything. Okay.

20 So, we'll need to deal with that, as well.

21 So, I just want to get that -- I know you

22 disagree with Mr. Powers. You -- Basically,
23 everything that Mr. Thomas said you disagree with, as

24 well; is that correct?

25 MR. KAHN: well, there's a lot of things

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 36

1 that Mr. -- what Mr. Thomas said that I can clarify,

2 THE COURT: Okay.

3 MR. KAHN: I would like to clarify.

4 To start off with, is that the many different

5 companies and -- are not -- there is no more

6 companies. They've all been shut down, so ... And

7 there's no assets in any of them, so ...

8 THE COURT: There's nothing to sell?

9 MR. KAHN: There's nothing there.

10 THE COURT: All right.

11 MR. KAHN: Okay. The -- I have a chart

12 which I submitted which I submitted to the -- in
13 in my pleading.

14 THE COURT: Okay.

15 MR. KAHN: And if I may --
16 THE COURT: Do you all have a copy of this
17 chart?

18 MR. KAHN: They have a -- They have a copy.
19 MR. POWERS: Your Honor, no exhibits were
20 exchanged.

21 THE COURT: Well, this is -- I view this as
22 demonstrative evidence. So, do you have a copy of
23 this chart?
24 MR. KAHN: In In the supplemental --
25 MS. BARKLEY: No objection, your Honor. Let

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 37

1 me --

2 THE COURT: Okay. So, we want to make

3 sure -- I appreciate you putting this together. This

4 is a chart of issues as of October 9th, 2014.

5 Do you have a copy of this, Mr. Thomas?

6 MR. KAHN: Yes. He -- He --

7 MR. THOMAS: I got the same email that he --

8 MR. KAHN: It's in the -- in the -- in the

9 motion, itself.

10 MR. THOMAS: Supplemental motion.

11 THE COURT: All right. So, you all have
12 this. So, I'm not treating this as an exhibit. I'm

'--../
13 treating this as a demonstrative.
'
14 You're going to tell me about the assets in your

15 case?

16 MR. KAHN: I'm going to tell you about --

17 THE COURT: Are we picking him up, by the

18 way?

19 ERO: Yes, sir.

20 THE COURT: All right. Go ahead, sir.

21 MR. KAHN: One of the -- They keep on

22 talking about all these different cases, and I'm
23 I'm going to -- to go over them slightly, and -- and

24 also on the appeals process. Because, you know, if

25 you recall, your Honor, I also filed an adver- --

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 38

1 there was an adversary proceeding, of which, to start

2 off with this guy here, who -- who only knows --

3 doesn't know to tell the truth, claimed that I stole

4 over a million dollars out of Helvetia's funds.

5 THE COURT: Okay.

6 MR. KAHN: And, to answer that, in the

7 answer of the adversary proceeding, I submitted every

8 check, every for every bank account. And they --

9 So -- And an analysis of it, which I I will show

10 which I which is also there, and it's also -- so

11 that to show that this -- this is -- you know, this

12 is being prosecuted.

13 One of the things that's in their -- in their --

14 in their motion is they claim I stole $60,000. And

15 one This is one section. They have different ones.

16 THE COURT: Which motion are you referring

17 to, Mr. Kahn?

18 MR. KAHN: In the adversary -- adversary

19 proceeding.

20 THE COURT: If I may, the adversary

21 proceeding's not before the Court. What's before the

22 Court is this issue. The issue is whether or not the
23 Trustee can sell these assets. You've objected.

24 MR. KAHN: Well, I have also I have also

25 a -- a hearing for sanctions against him for a million

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 39

1 dollars that's scheduled to be heard Tuesday, sir, on

2 the 29th of this month.

3 THE COURT: Okay. And I don't think --

4 Mr. Thomas, is that part of what you're selling?

5 MR. THOMAS: I don't --

6 THE COURT: I don't -- I didn't think so.

7 MR. THOMAS: I don't -- I don't think so,

8 Judge. I was going by the schedules, the schedules

9 that were filed in the case. And I think this

10 sanction came up after it, as part of the adversary.

11 THE COURT: Is that correct, Mr. Kahn?

12 MR. KAHN: This -- This -- This came up

13 The adversary proceeding --

14 MR. THOMAS: Right.

15 MR. KAHN: -- you're involved in. And

16 you've gotten -- You were noticed --

17 MR. THOMAS: That's postpetition. Those

18 MR. KAHN: You were noticed about the

19 adversary proceeding, and you were also noticed

20 also noticed --

21 I'm sorry, your Honor. And I'm also sorry about,

22 sometimes I'm closing my eyes. I -- I've had some

23 surgery. So ...

24 THE COURT: Well, that's all right.

25 So, but this -- this is -- this is a lawsuit you

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 40

·-~
1 filed after you filed bankruptcy; right?

2 MR. KAHN: No. No, no. No, wait a minute.

3 They filed an adversary proceeding.

4 THE COURT: 11
They," who is?

5 MR. KAHN: Helvetia.

6 THE COURT: Right. And that's the

7 dischargeablity action against you?

8 MR. KAHN: Right. Then I came back, in my

9 answer -- in my answer, I answered them. And then I

10 made I also filed a motion for sanctions, let 21

11 days go by so that they could change it, or anything.

12 And I filed a motion for sanctions.

13 THE COURT: In the adversary proceeding?

14 MR. KAHN: In the adversary.

15 THE COURT: Okay.

16 MR. KAHN: But this is -- this -- this is a

17 giant asset. Because in the adversary, I have,

18 essentially, a thousand pages, over a thousand pages,

19 you know, the checks, you know, the checks of each one

20 of the people that I sent to, you know. So, the

21 complete explanation of all the funds that I've sent,

22 so that.I didn't steal any of the money.

23 The -- The -- With this -- As I was saying in

24 that $60,000 example of one of the -- This is one of

25 the examples. I needed -- I wrote a check out for --
'-__/

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 41

1 for Mr. Ripley to get their -- their -- their

2 THE COURT: Okay. We're not trying the

3 case. You've actually answered my question, which is,

4 this is -- this is a pleading that you filed against

5 Helvetia or Haynes and Boone asking for sanctions of a

6 million dollars.

7 MR. KAHN: Right.

8 THE COURT: Mr. Thomas, does the Chapter 7

9 estate have an interest in that -- in that motion for

10 sanctions?

11 MR. THOMAS: We do not, Judge, have an

12 interest in the sanction motion filed in the

13 adversary.

14 THE COURT: So, it's not an asset he's

15 trying to sell, nor he's claimed any interest in.

16 So, it's -- it's not part of the motion today. If

17 If you prevail on that, that's -- that's -- whatever

18 accrues as a result of that, that's your money, it's

19 not the estate's money.

20 MR. KAHN: Okay.

21 THE COURT: So, we don't need to get into

22 that. I understand you filed the motion, but that's
23 not part of what's before the Court today.

24 MR. KAHN: Well, one of the things,

25 your Honor, that they -- they mentioned is -- was --

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 42

1 Let's go into the -- the sanction -- the sanction

2 case.

3 THE COURT: The one that they -- that

4 Haynes that Helvetia filed against you; correct,

5 sir?

6 MR. KAHN: Helvetia filed against me.

7 THE COURT: Right.

8 MR. KAHN: I -- I am charged, under -- In

9 Texas Civil -- Civil Remedies, Chapter 10, sanctions

10 cannot be charged against a party who is represented.

11 I didn't sign that -- that -- that pleading,

12 an -- an attorney signed the pleading. So, that is

13 that is just, basically, major in that I -- I am not

14 responsible for it.

15 Then, this is -- this is almost the same thing

16 with the $60,000 that they played games with. Let me

17 just clarify that, your Honor, because it's -- it's a

18 typical situation that I have been plagued with

19 throughout -- throughout these proceedings, which have

20 gone on for over a year now.

21 I -- And -- But I hit the -- the button for

22 $20,000 so I could pay so I can pay Mr. Ripley,
23 Mr. Ripley's credit card. Okay? But I made a

24 mistake and I -- it didn't come up to twenty, I hit

25 it again and I hit it again. So, I hit three times.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 43

1 So, I took $60,000 out of Helvetia and put it into

2 I believe I put it into Joabert because Joabert is

3 the one who put spent the money. I don't know.

4 Then --

5 THE COURT: But is this part of the lawsuit

6 that's pending in state court?

7 MR. KAHN: Yes.

8 THE COURT: Stop. Stop. You're missing the

9 essential point. I'm not going to make a

10 determination on any of that. That's -- Don't

11 Don't

12 MR. KAHN: Well, I'm not asking you to --

13 THE COURT: Focus. Focus on what I'm trying

14 to ask you.

15 So, the merits of those lawsuits will be

16 determined by a state court. Do you disagree

17 Listen to my question. Do you disagree that what

18 Mr. Powers said about all of the lawsuits that you

19 filed, that judgment has been entered against you?

20 MR. KAHN: Judgment has been entered against
21 me, and it is on appeal, your Honor.

22 THE COURT: All right. So, i t ' s on appeal.

23 But right now, right now, as it stands right now,

24 those -- those lawsuits are worth nothing, because you

-.__/
25 lost. Would you agree with that?

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 44

1 MR. KAHN: That's correct.

2 THE COURT: All right. So, your point is

3 what on going through this rendition on the lawsuits?

4 They're on appeal. I understand that. You might get

5 them reversed. But the value of the lawsuits right

6 now is nothing.

7 MR. KAHN: Well, it's -- Well, that's

8 that's because i t ' s in the negative -- negative

9 amount.

10 Now, one of the things is, what they did on the

11 same -- on the sanction motion hearing, which which

12 I was unsuccessful on, the -- But it was -- Number

13 one, it -- it was -- It's got all to do with this man

14 named Daggett (phonetic).

15 THE COURT: You're arguing the merits again.

16 MR. KAHN: I I I I know. I'm just

17 trying to

18 THE COURT: You're missing the point.

19 You're -- With all due respect to you, you're missing

20 the point. My job, as it stands right now, is the

21 Trustee's filed a motion before this Court, and says,

22 Judge, I need to administer this estate, and here are

23 the assets I need to administer.

24 He's described -- You've already agreed as to,

,_____,, 25 I have three categories of assets. I have interest in

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 45

1 small businesses. You've conceded that they have no

2 value.

3 MR. KAHN: Right.

4 THE COURT: Then I have shares of stock,

5 which we'll come to in a minute, in Helvetia and

6 Joabert or Joabert. And then I've got all these

7 causes of action, which we're talking about right now.

8 You've conceded that you've lost all of these cases.

9 You filed them and you lost. They may or may not --

10 MR. KAHN: But But

11 THE COURT: Don't interrupt me.

12 They may or may not be on appeal. Their value as

13 to -- What you need to understand, their value right

14 now is zero. Despite the fact they're on appeal,

15 they're final determinations. They're not worth

16 anything.

17 So, what is it that -- What's the value to the

18 estate?

19 MR. KAHN: The value to the estate is to

20 Joabert, the shares in Joabert, which is worth

21 $3 million.

22 THE COURT: Well, let's -- let's -- But I'm
23 asking you about the causes of action. So, we've

24 You've already said on the record --
25 MR. KAHN: That's a -- That's a cause of

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 46

'---/
1 action ending in 17012.

2 THE COURT: Okay.

3 MR. KAHN: And -- And that's where --

4 That -- That cause of action is is pending. And

5 it -- In fact, it -- it is in this court, because the

6 state court sent it over here. So, I don't know if

7 we're going to get that heard in this -- in this

8 court.

9 THE COURT: And state -- I can tell you this

10 much. State courts don't send me anything. I send

11 stuff to the state court.

12 So, what -- All we have right now is, we've got a

13 dischargeability action pending against you. In the

14 context of the dischargeability action, you've got a

15 motion for sanctions against the plaintiff. If you

16 prevail

17 You need to back away from that. You're a little

18 close.

19 MR. KAHN: I'm sorry, your Honor.

20 THE COURT: If you prevail on the motion for

21 sanctions, and you win any monetary relief, that's

22 yours. I've already asked the Trustee. He says, I
23 agree with you, Judge. That's yours.
24 So, again, we need to focus on what's before the
25 Court. What's before the Court is a motion to sell

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 47

nonexempt assets. And, as best I can tell right now,

you have no value in these businesses you've listed.

And all the causes of action, judgment has been

rendered against you, they're final, they have no

value, and you've moved to appeal them.

MR. KAHN: Not -- There's no cause of

action -- nothing in 1701. The Joabert one has not --

has not been -- has not been adjudicated at all. And

that's the -- That's where I might -- where I have the

value of -- of at least $3 million, in round numbers.

THE COURT: All right. So, you -- you've

sued Joabert, or Joabert sued you?

MR. KAHN: I sued Joabert.

THE COURT: Okay.

MR. KAHN: I sued Joabert, as a minority

stockholder.

THE COURT: Go ahead.
MR. KAHN: ' And Based on that I was -- I

was taken advantage of,

THE COURT: Okay.

MR. KAHN: -- as a minority stockholder.

And that I had one/third -- There's -- There's three
hundred shares; I own a hundred and Mr. Ripley owns
two hundred. Now, that is the

THE COURT: Where is that case pending?

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 48

·.--._../ 1 MR. KAHN: It's dead. In other words, it --

2 it isn't pending at all. I wish I -- I'd like it

3 to get pending. And -- And

4 THE COURT: What do you mean by •dead," sir?

5 MR. KAHN: I mean, it's -- it's here. It --

6 It's been stayed.

7 THE COURT: Okay. So, you're saying that

8 you filed a cause of action against Joabert in this

9 court?

10 MR. KAHN: No, not in this court, in the

11 state court.

12 THE COURT: Okay. And are you the plaintiff

13 or the defendant?

14 MR. KAHN: The plaintiff.

15 THE COURT: And what -- When you say "dead,"

16 what do you mean by •dead''?

17 MR. KAHN: It -- It was -- It was put into

18 bankruptcy, and the -- the state court said it's now

19 in -- into the bankruptcy court.

20 THE COURT: So, that's what the state court
21 said?

22 MR. KAHN: That's what the state court said.
23 THE COURT: All right.
24 MR. KAHN: But they -- they -- If I can get
25 a -- a lift stay and -- and have that heard, because

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 49

1 the -- the assets of the -- of the -- of the -- of the

2 company, my assets, are -- are -- are related to

3 Joabert.

4 THE COURT: Okay.

5 MR. KAHN: Now, I -- Also, there's a claim

6 of action against the City of San Antonio that's been

7 also stayed. And that one was something that the City

8 raised the road -- raised their road up, and, because

9 of that, there was some CP- -- some some pipes in

10 the ground down below, and they had to be raised up.

11 And because of that -- Of course -- Of course, I don't

12 want to plead the -- the litigation. But that's

'-._/
13 Because Because of that, they -- they made a claim

14 against me in -- for three thousand some-odd dollars

15 for -- for the pipes that -- that were underground.
16 And I counter-claimed them for for all the fill and

17 all the work that I had to do.

18 However, on my chart, I've reduced it because
19 it's -- the -- the value -- the value on that lawsuit,

20 one/third goes to me, one -- and two/thirds goes to
21 Joabert. It belongs to Joabert, which would --
22 Joabert is -- Even though I'm the -- the -- the
23 the defendant in that case, and the counter-plaintiff,
24 the -- the actual benefit or cost was -- was Joabert's
25 not Bert Kahn.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 50

1 THE COURT: Is the Trustee selling this

2 cause of action to Helvetia?

3 MR. KAHN: Yes.

4 THE COURT: Which one is that?

5 MR. KAHN: That -- That is Counter-

6 Counter-Claim 389092.

7 THE COURT: Okay. And you maintain that

8 case is pending in our court, in bankruptcy court?

9 MR. KAHN: It -- It When -- When I filed

10 bankruptcy, at the advice of my son, which was wrong,

11 I shouldn't have done that, but at the -- at the

12 THE COURT: You can dismiss your case. Have

13 you thought about that?
14 MR. KAHN: Pardon?

15 THE COURT: You can dismiss your case, ask

16 the Court to dismiss your case.

17 MR. KAHN: I even -- I even said that to --

18 I sent, even, a memo Mr. Thomas at one point to

19 dismiss this -- dismiss -- to dismiss the -- the

20 the case, and he said no.
21 THE COURT: Okay. Well, I mean, if
22 MR. KAHN: I should have just filed it.
23 I -- I might seem to be trying to be an adversary, but
24 I'm not, your Honor.
25 THE COURT: All right. So, let -- let's --

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 51

1 let me stop you --

2 MR. KAHN: I'm just defensive.

3 THE COURT: Let me -- Let me stop you right

4 here. We've checked. There's only The only

5 The only related lawsuit that's pending in the

6 United States Bankruptcy Court is the dischargeability

7 action. No case has been removed here. So, there

8 aren't any pending cases. If they're in state court,

9 they're in state court, they're not here. So, I can't
10 deal with those. They -- They're pending in another

11 court.

12 So, back to my point. If they're "dead" right

13 now, and they're not progressing, they have no value.
14 MR. KAHN: Well, how do I get them out of

15 state court -- out of -- Can I file a motion right now
16 to -- to

17 THE COURT: I can't give you legal advice.

18 You filed this case.
19 MR. KAHN: Well,
20 THE COURT: If you think -- If you need to

21 take some remedy, that's something you'll have to
22 decide. Is your son a lawyer?
23 MR. KAHN: Yes.
24 THE COURT: Then maybe you can talk to him.
25 MR. KAHN: But he doesn't know anything

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 52

1 about bankruptcy, except he told me to go to

2 bankruptcy.

3 THE COURT: Okay.

4 MR. KAHN: So,

5 THE COURT: So, let me help you out.

6 We're - - With all due respect, we're moving on from

7 the causes of action, because I can tell you right

8 now, you notwithstanding your dispute as to the

9 value of or legitimacy of these causes of action,

10 they have no value right now.

11 Now, you've subpoenaed a gentleman to be here.

12 Who is this individual you've subpoenaed?

13 MR. KAHN: The man is a -- an appraiser who

14 has appraised the property.

15 THE COURT: Which property?

16 MR. KAHN: The Royal Crest Subdivision.

17 THE COURT: Okay.

18 MR. KAHN: And he has - - he's recently

19 appraised it. He has appraised this property

20 previously, for Falcon Bank. That's why I chose him

21 to appraise this property.

22 THE COURT: And why do I need to hear

23 testimony from this gentleman?

24 MR. KAHN: Because he said the value of the

25 property is nominally $12 million.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 53

1 THE COURT: So you say? Or he says?

2 MR. KAHN: He says.

3 THE COURT: All right.

4 MR. KAHN: Anc, also, in my lawsuit, where I

5 worked out a cost analysis, it also comes out that the

6 value at the -- at the present time is worth $12 million

7 THE COURT: Okay. And the point of this is

8 what? Let's assume he's correct, just for discussion

9 purposes. Why -- Why is that relevant to today's

10 proceedings?

11 MR. KAHN: Well, then, that means I have an

12 asset of $3 million. Actually, it's four million, but

13 there's -- there's set-offs. So, let's say I have an

14 asset of $3 million, which I show right here. It'd be

15 three million one hundred and -- you know.

16 THE COURT: But you realize your ownership

17 interest is contested, as to -- as it relates to that,

18 first of all, and that the value is also contested?

19 You would recognize that?

20 MR. KAHN: The value is not contested.

21 THE COURT: It's not?

22 MR. KAHN: Who contests it?
23 THE COURT: Well, I mean, we have a -- You

24 say it's part of the lawsuit, and the lawsuit has
25 basically been -- you've lost.

FEDERAL COURT REPORTERE OF SAN ANTONIO (210) 340-6464
 54

1 MR. KAHN: The lawsuit hasn't -- hasn't --

2 hasn't -- The Joabert lawsuit has not -- The Joabert

3 lawsuit has not -- is not doing anything at the

4 present time.

5 THE COURT: Okay. So, why do I need to hear

6 testimony from this gentleman, who's sat patiently --

7 MR. KAHN: Well, i t ' l l show that my assets

8 are -- are are beyond -- a lot -- a lot more than

9 $10,000.

10 THE COURT: Okay. So, this -- Does this

11 relate to the lawsuit, sir, or your shares of stock in

12 Joabert?

'--/
13 MR. KAHN: It relates to my shares of stock

14 in Joabert.

15 THE COURT: Now, how much of a value did you

16 place on the -- the shares of stock in Joabert on your
17 schedules?

18 MR. KAHN: It's three million -- I have --

19 In the schedules, I had it a little -- it was a little

20 bit different because I refined it down. It's three
21 million -- Right now, it's $3,103,000.

22 I adjusted it because Mr. Ripley had taken
23 $160,000 out of out of the -- out of the funds, and
24 that would reduce -- reduce his -- his loan, which

25 would -- you know, which -- which would make the

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 55

1 profit of -- of the -- Joabert a little bit more. So,

2 I -- I adjusted that.

3 THE COURT: All right.

4 MR. KAHN: So,

5 THE COURT: So, I need to hear testimony

6 from this gentleman because he's going to tell me that

7 the value of this development is -- is $12 million, of

8 which your share would be a little over $3 million; is

9 that correct?

10 MR. KAHN: That's correct.

11 THE COURT: All right. So -- And how do

12 And that relates to your shares of stock, and also

13 maybe the lawsuit that you filed that you lost on; is

14 that correct?

15 MR. KAHN: No. I didn't lose on it.
16 THE COURT: You didn't lose?
17 MR. KAHN: No.

18 THE COURT: What happened?

19 MR. KAHN: We lost on -- We -- We lost on --

20 on -- on Helvetia, or the Key Largo Subdivision, I've

21 lost on. But I didn't -- Royal Crest, I have not lost

22 on it. It has not -- has not been adjudicated.
23 THE COURT: Okay. So, what is it
24 Let's -- Let's get to the essential point. Do you

25 want me to deny the Trustee's motion?

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 56

1 MR. KAHN: Yes, your Honor.

2 THE COURT: Why?

3 MR. KAHN: Because I have -- Because the

4 value is a lot -- worth a lot more than -- than

5 $10,000, and the Trustee did not -- one, didn't

6 didn't get any -- any other bids. And according

7 according to some case law that I -- I found,

8 Merry-Go-Round (phonetic) and Rose versus Logan

9 (phonetic), it's supposed to be that the Trustee,

10 to sell, has to do some due diligence, and to show

11 that -- that there's -- that this is the highest and

12 best price.

13 I can -- I can grab the -- the words on that,

14 your Honor.

15 THE COURT: That's fine.

16 MR. KAHN: But it basically says that in two

17 district court cases, Rose versus Logan and in

18 Merry-Go-Round. So -- And that's in my

19 THE COURT: So, who else is going to buy

20 these assets, if not Helvetia? Who's going to buy

21 them?

22 MR. KAHN: You -- You mean, in in
23 Joabert?

24 THE COURT: All of this stuff. Whether it's

25 the causes of action, the interest in the business, or

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 57

1 the shares of stock, who else is in a position to buy

2 these assets? You raised the question, well, he

3 should have exposed it to a bid. So, my question to

4 you is, who else would buy these assets?

5 MR. KAHN: Anybody -- Any developer would

6 want to buy the assets to -- for -- for -- for

7 Joabert.

8 THE COURT: Okay. What's the status of

9 Joabert right now, in terms of development?

10 MR. KAHN: Pardon?

11 THE COURT: What's the status of Joabert

12 right now, in terms of development?

13 MR. KAHN: It's in the - - They were not - -

14 Excuse me. I would - - Let me show you another picture

15 here.

16 THE COURT: Okay.

17 MR. KAHN: This is Joabert, your Honor, or

18 the Royal Crest Subdivision.

19 THE COURT: You can come around,

20 Ms. Barkley, and watch. That's not a problem.

21 So, this is the development otherwise known as

22 Royal Crest; is that correct?

23 MR. KAHN: That's correct. And this is the

24 approved master plan that I did, that's getting

25 approved by the city.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 58

1 THE COURT: Okay. And has it been approved

2 by the city?

3 MR. KAHN: Yes, it has.

4 THE COURT: Have there been any lots that

5 have been developed? I mean, have --

6 MR. KAHN: There -- There are lots of -- The

7 first section has got about $250,000 more work to be

8 done to be complete.

9 THE COURT: And when you say "complete,"

10 what do you mean?

11 MR. KAHN: That -- That -- To be able to get

12 final inspection and to sell lots.

'--./
13 THE COURT: All right. So, the -- Have all

14 the entitlements been done?

15 MR. KAHN: What do you mean, "the

16 entitlements"?

17 THE COURT: Well, the improvements. Do we

18 have sewer lines in, electricity?

19 MR. KAHN: We have sewer lines, we have

20 electric lines, we have

21 THE COURT: Have the roads been paved, curbs

22 put in?

23 MR. KAHN: The roads have not been. That's

24 the work that has to be done, the final. The road

25 hasn't been paved and -- and the curbs haven't put

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
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1 on -- been put on.

2 THE COURT: All right. And who's going to

3 put that money in to have that done?

4 MR. KAHN: Well, we had that money. We had

5 that money reserved, and that money was put into the

6 registry of the court at one point.

7 Which court?

8 In the state court.

10 And then they claimed that

11

12 Who's "they"?

13 Helvetia.

14 Okay.

15 Which I object to Helvetia

16 because it -- Helvetia is the -- the corporation,

17 and it shouldn't even be here, and it shouldn't even

18 be in -- in --

19 THE COURT: They're a creditor, though.

20 They're a creditor of your case. They have two

21 judgments against you.

22 MR. KAHN: Well, helvetia has that, but

23 Helvetia doesn't really have standing. And we've

24 You even ruled about that, I -- when I complained

25 about, they're a foreign corporation.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 60

1 THE COURT: Oh, I remember this discussion.

2 So,

3 MR. KAHN: But I'm -- I'm not -- I don't

4 want to relit- -- I'm not trying to relitigate

5 anything, your Honor.

6 THE COURT: Okay.

7 MR. KAHN: But that that -- that issue,

8 that particular issue, is in the Supreme Court right

9 now, in regards to standing, and -- and -- and this

10 whole process.

11 THE COURT: Okay. Well, let's put that

12 aside.

13 So, what we have right now is, how many lots are

14 ready to be developed?

15 MR. KAHN: Forty-seven.

16 THE COURT: And you've indicated that some

17 entitlement work's been done, you've had

18 MR. KAHN: Not -- Most of it. Practically

19 all of it.

20 THE COURT: Well, you'd recognize you've got

21 to have paved roads. That's kind of a prerequisite to

22 selling lots.

23 So, have the lots been platted?

24 MR. KAHN: Oh, yes. They're all platted.

25 THE COURT: All right. So, the question

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
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1 then is, you just need the city's final approval

2 before you could sell?

3 MR. KAHN: And -- And to put the I have

4 to put the roads in, and the curbs in, and and then

5 a couple of, you know, minor things. I've got to put

6 the road signs in, which we own the road signs.

7 There's just a couple of little things I have to do.

8 THE COURT: So, but you mentioned there was

9 $250,000 set aside for this. The money is tied up in

10 the registry of the state court; is that correct?

11 MR. KAHN: It was, but but Helvetia took

12 the money.

13 THE COURT: So, they have the money now.

14 So, there is not money, unless you have it, to do the

15 development; is that correct?

16 MR. KAHN: If I get it, I can get the money.

17 I can go and borrow the money.

18 THE COURT: How are you going to borrow

19 money? You're in Chapter 7 bankruptcy right now.

20 MR. KAHN: I'm going to -- From what -- I'm

21 going to -- going to get out of that.

22 THE COURT: How are you going to do that?
23 MR. KAHN: I I wish I knew. I'm -- I'm
24 going to file a motion to get out.
25 THE COURT: Okay. So, we -- Who -- Is

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
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1 this -- Is this property being actively marketed? Is

2 there -- I mean, is there a broker selling the lots?

3 MR. KAHN: What has happened -- What

4 happened is that, when we were just about a month

5 away, and I'm working on the final grades with the

6 with the men in the field, they decided that they

7 didn't want to pay me my -- my share, after working

8 eight years on this thing. I did everything right.

9 It's been I'm the one getting -- We didn't hire

10 anything. I did all the engineering work, all -- and

11 all the -- all the "dog" work. And I never -- I never

12 took any money, because I wanted to just leave any

'~
13 money, and I put -- invested money. I invested over

14 a hundred thousand dollars I had. And I didn't And

15 I didn't take any money. And I'm working -- I'm

16 working there at -- at 6:00 o'clock in the morning

17 and -- and --

18 THE COURT: So, are you working for Joabert,

19 still? Are you an employee?

20 MR. KAHN: I --

21 THE COURT: Are you an employee of Joabert?

22 MR. KAHN: Not at the present time, no. I

23 don't - - I I was -- I I was a -- Was I an

24 employee? I never collected any money, so ...

25 THE COURT: All right. So, you're not an
' .....__./

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
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1 employee. Are you an investor in Joabert?

2 You need to back away from it. You're a little

3 too close. Back away. Thank you.

4 MR. KAHN: Sorry.

5 THE COURT: That's all right. Go ahead.

6 So, you're not an employee of Joabert. Do you

7 have -- Do you have some sort of -- You've got shares

8 in Joabert; is that correct?

9 MR. KAHN: I -- We had a contract with

10 Mr. Ripley, which is -- Joabert turned into a

11 corporation because we thought that the corporation

12 was the -- was -- the -- the format was

13 THE COURT: Are you an officer, or were you

14 an officer of Joabert?

15 MR. KAHN: Absolutely. I was the

16 vice-president.

17 THE COURT: Are you still the

18 vice-president?

19 MR. KAHN: They -- They changed -- They

20 changed it. They -- No.

21 THE COURT: All right. So, you're not an

22 officer, you're not an employee. You

23 MR. KAHN: That's today.

24 THE COURT: Today. Listen to my -- I

25 understand that.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 64

1 So, you have shares in Joabert. But as

2 Joabert stands right now, all Joabert -- Joabert has

3 is raw land and partially developed land; is that

4 correct?

5 MR. KAHN: And an approved plat. We have an

6 approved plat here, for this one, and an approved

7 master plan. And practically all of this, the

8 development has been substan- -- a good part of it is

9 substantially done.

10 THE COURT: So, your only interest in

11 Joabert, based upon what you've told me, is your

12 hundred shares of stock?

13 MR. KAHN: Right.

14 THE COURT: And the only way that you're

15 going to get anything out of that after -- There's

16 debt in the case; correct? I mean, they -- they --

17 Joabert

18 MR. KAHN: Well, debt to - - debt to - - to

19 Ripley and myself, who were the two owners.

20 THE COURT: All right. So, but there's

21 there's debt. Didn't you Didn't Joabert borrow

22 money to acquire this land?
23 MR. KAHN: No.

24 THE COURT: So, they bought the land

25 outright?

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1 MR. KAHN: Yes.

2 THE COURT: Not -- Not one bit of debt, at

3 all?

4 MR. KAHN: Wait a minute. There is one

5 debt, one -- one debt to Mr. Gatsby. If we sell

6 When, and only when, we sell these -- some -- a few of

7 those lots, there's -- there's a debt of -- of

8 $250,000.

9 THE COURT: All right. So, you're

10 representing to the Court that Joabert has no debt.

11 And you have shares -- You have a stock share interest

12 in -- in Joabert; is that correct, sir?

13 MR. KAHN: That's correct.

14 THE COURT: All right. Now, you recognize

15 that you're not going to -- Is it -- Or do you agree

16 that you're not going to get paid anything on your

17 shares until these lots are developed? I mean,

18 there's no money to get out of the entity right now

19 because nothing•s been built.

20 MR. KAHN: Well, no. It -- It's -- No.

21 It There's electric. There's -- There's --

22 THE COURT: No, I mean, homes. No homes
23 MR. KAHN: There's impact (indiscernible;

24 simultaneous speakers) dollars, your Honor.

25 THE COURT: There's no homes that have been

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 66

1 built.

2 MR. KAHN: No homes -- There's -- No, no

3 homes have been built.

4 THE COURT: Okay.

5 MR. KAHN: But there's -- there's -- there's

6 the roads. There's -- There's impact fees of -- of at

7 least $2 million that have been paid to the sanitary

8 and water systems. So, the value of this is -- And

9 all these -- all these roads -- all these roads have

10 been carved in and graded -- and substantially graded

11 out. A couple of roads over in here haven't -- The
12 main road coming in is all graded up. It's -- It

13 needs -- What it needs to do is, you know, we need

14 to -- The plan was, is to sell this section, take the

15 money and then -- you know, and --

16 THE COURT: I understand.

17 MR. KAHN: and -- and forward it.
18 THE COURT: What's the name of the gentleman

19 that you brought in as the appraiser?

20 MR. KAHN: Mr. Gary Mowrey.
21 THE COURT: Mr. Mowrey, could you come to

22 the podium, please.
23 MR. MOWREY: Yes, sir.
24 THE COURT: Mr. Mowrey, are you here of your
25 own volition this morning?

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 67

1 MR. MOWREY: I was subpoenaed.

2 THE COURT: All right. So, you're answering

3 a subpoena.

4 What's -- What's your relationship -- First of

5 all, give me your background. What kind of appraiser

6 are you, sir?

7 MR. MOWREY: I'm a commercial real estate

8 appraiser, I've been doing it for 25 years, with

9 Stouffer & Associates.

10 THE COURT: All right.
11 MR. MOWREY: I appraise subdivisions, is one

12 of my specialties. I've done it -- hundreds and

13 hundreds of subdivisions.

14 THE COURT: Thank you. Did you appraise

15 this property?

16 MR. MOWREY: Yes, I did.
17 THE COURT: When?
18 MR. MOWREY: April of this year.

19 THE COURT: All right. And who did you do

20 the appraisal for?

21 MR. MOWREY: Mr. Kahn.

22 THE COURT: All right. So, he - - he engaged
23 you to do an appraisal. And, so, you have -- you have
24 an opinion as to value on this?

,_ 25 MR. MOWREY: Yes, sir.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
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1 THE COURT: All right. So, you understand

2 that you're here this morning. You've sat, and I

3 appreciate it, very patiently through these

4 proceedings. And you understand that the reason

5 you've been If I let you testify--! haven't decided

6 whether I'm not going to, or I'm going to allow you to

7 do it--you're going to give an opinion as to value of

8 the subdivision.

9 Now, the one thing I will let you answer right

10 now is, you noticed I've asked Mr. Kahn lots of

11 questions about the status of the development. Is his

12 rendition accurate, that there has been -- that it's

13 been platted, there's been some utilities in, but the

14 roads still need to be constructed, curbs need to be

15 put in? Is that accurate?

16 MR. MOWREY: I'm not an engineer, but I

17 believe that's accurate.

18 THE COURT: All right. There -- There

19 are -- Are -- There are not any lots for sale right

20 now; is that correct?

21 MR. MOWREY: Correct.

22 THE COURT: All right. Thank you.
23 Could you step away for a moment, please?
24 Thank you.

25 So, do you want to -- Do you want to put -- You

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
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1 said he's costing you money. Do you want to put his

2 testimony on?

3 MR. KAHN: Yes, your Honor.

4 THE COURT: All right. And he's going to

5 give testimony as to what?

6 MR. KAHN: As to the value of -- of -- The

7 as-is as-is value of the -- of the -- of the

8 property right now.

9 THE COURT: Okay. And you're -- Let's be

10 clear. Your interest in -- in the property is derived

11 from your stock -- ownership of shares of stock in

12 Joabert?

-...___/
13 MR. KAHN: That's -- That's correct.

14 THE COURT: All right. Yield the podium.

15 I want to hear from the other parties, please. If

16 you'll step away. Take your -- Take your drawings,

17 if you could, please.

18 All right. Mr. Powers.

19 MR. POWERS: Yes, your Honor.

20 THE COURT: So, you've raised the objection

21 that that Mr. Kahn is not in compliance with the

22 local rules, that he -- he did not provide you a
23 witness list nor an exhibit list five days in advance,

24 as prescribed under the local rules, as to the

25 gentleman testifying and also his appraisal; is that
~--

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 70

1 correct?

2 MR. POWERS: That is correct, your Honor.

3 No witness list or exhibit list was exchanged.

4 THE COURT: All right. So, I ' l l deal with

5 that in just a minute. So, let's back up.

6 What is your understanding, I'm asking for your

7 opinion, of Mr. Kahn's interest in Joabert?

8 MR. POWERS: He claims to have a one/third

9 interest in the equity of Joabert.

10 THE COURT: Okay.

11 MR. POWERS: Okay? Not in the land.

12 THE COURT: I understood that distinction.

__
'-- / 13 MR. POWERS: Okay. And, your Honor, I --

14 I don't know if he was under oath just now when he was

15 saying about

16 THE COURT: I didn't swear him in, I just

17 asked him some questions. You're right.

18 MR. POWERS: When -- About the property --

19 MR. KAHN: I tell the truth.
20 THE COURT: Don't interrupt. You'll get
21 your chance, Mr. Kahn.

22 Go ahead, Mr. Powers.
23 MR. POWERS: You asked questions, I think,
24 about the debt on the property.
25 THE COURT: Right.

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1 MR. POWERS: I have, in my hand, Mr. Kahn's

2 state court action, which has been dormant in state

3 court for some time, against Joabert Development

4 Corporation, because nobody will prosecute it. And

5 THE COURT: Is he the plaintiff in that

6 case?

7 MR. POWERS: He's the plaintiff in that

8 case.

9 THE COURT: Is there a reason why the case

10 isn't going forward?

11 MR. POWERS: None that I know of, because

12 it's not stayed by this Court.

13 THE COURT: Correct.

14 MR. POWERS: And the Trustee, if he -- if he

15 thought it had value, would have intervened as the

16 plaintiff, and I don't hear him

17 THE COURT: Let me -- Maintain your

18 thought. I want to acknowledge on the record that

19 your -- your recitation of the law is correct. The

20 stay does not preclude the Debtor from bringing causes

21 of action against other parties. Further, to the

22 extent that this is a cause of action that belongs to
23 the estate, the Trustee has the right to intervene and

24 take over control of the lawsuit, and he has not done

25 that.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 72

1 So, please continue.

2 MR. POWERS: That is correct, your Honor.

3 And, for the record, that is Cause Number 2013,

4 Prepetition Lawsuit Cll7012.

5 But in this pleading filed by Mr. Kahn, he says,

6 the outstanding debt, which is understated, but he

7 admits the outstanding debt, he says, the property is

8 encumbered, total outstanding, $3,377,000.

9 THE COURT: Is there a lien on the property,

10 to your knowledge?

11 MR. POWERS: Your Honor, I don't know if

12 there -- if it's actually -- I don't know. I don't

13 know if there's a deed of trust on it. But I know

14 that the debt on the property -- The property had to

15 be acquired, it had to be developed, it had to be

16 THE COURT: That's why I ask the question.

17 MR. POWERS: Yeah. So, that's why that --

18 that -- So, there's indebtedness, and there's loans on
19 the property. And even the document through which he

20 claims a one/third interest in the equity acknowledges

21 that all debt has to be paid before he gets a dime.

22 So, that's -- that's point one.
23 With respect to this opinion, I again, I don't

24 understand the relevance of it because, one, it's not

25 an opinion as to the value of his shares, which is the

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 73

1 only thing relevant in this case, and that is, what is

2 the value of a minority interest in an undeveloped

3 real estate project. And that -- And, so, his opinion

4 does not -- does not go to any germane issue here.

5 Number two is that the property, itself, he

6 doesn't appraise the property as it is, in its current

7 condition, he appraises it as a completed project.

8 Nor does he opine as to how much it would cost to get

9 the project to be completed. And, as he admitted to

10 the Court, he's not an engineer, he doesn't know how

11 much it would cost to get the thing completed.

12 So, what he has given is a speculative opinion

13 about what the property might be worth, if it were

14 developed, which it is not, and he has no opinion as

15 to the cost of the development.

16 He also gives no opinion as to the debt that's on

17 the property or the indebtedness that has to be paid

18 with respect to the corporate obligations to repay

19 that debt with respect to the improvements to the

20 property.

21 So, I I -- Also, your Honor, I for what

22 it's worth, we do have an offer that was made on the
23 property for -- as- as-is, which, for whatever
24 reason, was not done. It was like, I think, four
25 million dollars.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 74

1 THE COURT: I'm sorry. Say that again?

2 MR. POWERS: Four million -- Four million

3 dollars as-is.

4 THE COURT: The statement before, that you

5 said something prior to your statement about the four

6 million dollars.

7 MR. POWERS: Well, I don't know why it

8 wasn't taken into account, into the opinion but -- of

9 the property -- real estate. But there was an offer

10 for the property, and we have a written offer from --

11 K.B. Homes, is that who it is?

12 K.B. Homes, which is

13 THE COURT: Who has a written offer?

14 MR. POWERS: We do, for -- for -- Joabert

15 does, for $4.5 million, as-is.

16 THE COURT: Is -- Is -- Is Joabert your

17 client?

18 MR. POWERS: Joabert's a client, yes.

19 THE COURT: Okay. And how -- how do you

20 represent them? How did you come to represent them?

21 MR. POWERS: I represent the -- John -- John

22 Ripley and Bob Ripley are brothers. Bob Ripley owned
23 the Helvetia project, John Ripley owned the other
24 project.

25 THE COURT: The Joabert project?
·-~

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 75

1 MR. POWERS: The Joabert project.

2 THE COURT: So, that's how you came to

3 represent both of them?

4 MR. POWERS: Yeah. Both of them.

5 THE COURT: Okay. Now I understand.

6 MR. POWERS: And -- And, so, the point of

7 all this is, your Honor, that you've got all this debt

8 on the property, it's not complete, i t ' s not has to

9 be finished out, nobody's offering to finish it out to

10 get it into final form.

11 He doesn't have rights in the property, to begin

12 with. His claim to stock ownership is -- is nebulous,

13 and in dispute. There's been a lawsuit to try to

14 establish his interest, that's been pending for some

15 time. Nobody -- The estate doesn't have the assets to

16 prosecute that frivolous piece of litigation. Nobody

17 has stepped up to take it. They can't find a lawyer

18 who would do it.

19 And I guess that's all I have to say about that,

20 your Honor.

21 THE COURT: All right. What's -- Mr.

22 Hang on.

23 Mr. Thomas, do you have any position on this?

24 MR. THOMAS: Judge, I wouldn't have anything

25 to add.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 76

1 THE COURT: What is the total debt in this

2 case; do you all know?

3 MR. POWERS: our debt is 2,300,000. And

4 the -- And the rest is, kind of, credit card debt,

5 isn't it?

6 (Sotto voce exchange.)

7 MR. THOMAS: Judge, he's -- he's listed

8 304,000 unsecured debt.

9 THE COURT: Okay.

10 MR. THOMAS: He didn't take into account --

11 And that's where I came up with my percentage. So, he

12 didn't take into account a lot of the corporate debt.

13 THE COURT: Okay. And what's the amount of

14 the assets in the case?

15 MR. THOMAS: He's stating the value of the

16 lawsuits and the interest in the corporations at

17 $5,470,729.
18 THE COURT: All right. Thank you. Thank
19 you.

20 So, I need to hear -- Go ahead. Did you want to

21 say anything else, Mr. Powers?

22 MR. POWERS: I just wondered, am I through?
23 THE COURT: Yes, you're through.
24 So, Mr. Kahn, you want me to hear from this
25 gentleman. He's going to give an opinion of value?

FEDERAL COURT REPORTERS OF SAN ANTONIO (210} 340-6464
 77

1 MR. KAHN: Well, I'd like to get something

2 straight in regards to the -- in regards to the

3 debt --

4 THE COURT: Okay.

5 MR. KAHN: -- that I listed and that we had,

6 is Mr. Ripley Ripley's -- in -- in the contract

7 that we had that was -- which turned into the -- to

8 the -- basically, a partnership agreement that turned

9 into a stock corporation, was that Mr. Ripley would

10 supply all the money and I would -- I would do all the
11 work, in very simple terms.

12 Mr. Mr. Ripley's put in something like

'-.
13 $2 million, over $2 million in properties. And that's
14 what -- That's the money we used to -- that I used to

15 buy all this property up, buy the property and --

16 and and then start to develop it, and pay all the
17 people that were there.

18 The So, this -- this grand There was no

19 other -- The only other debt, as I stated, was that,

20 in one section of the -- of the property, it went --
21 it -- when that sold, there was a debt of the $250,000

22 to Mr. Harold Gatsby. But, otherwise, the --
23 There's also a debt owed to me of a hundred -- a
24 hundred thousand dollars, because I put that money in

25 to -- to -- to get this thing started, so... But

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 78

1 there is no nobody else.

2 As far as K.B. Homes, K.B. Homes was trying to

3 buy this property before we even -- even had the

4 the master plan. And -- And they -- they had a bid of

5 five -- They were going to pay something like, I think

6 it was five or six million, five million dollars. It

7 was -- It was even more than that. It was -- It was

8 somewhere -- Oh, for a certain section. It was

9 somewhere around $5 million before we did too much

10 an awful lot more work.

11 There's now -- A bid of 4.5 is another one of the

12 baloney that this man is always --

13 THE COURT: You didn't accept the offer of

14 five to six million dollars, did you?

15 MR. KAHN: No.

16 THE COURT: So, i t was -- That's all it was,

17 was an offer.

18 MR. KAHN: Okay. And now he's saying that
19 after after we did that, and -- and the impact fees
20 changed from -- from, like, five -- a million dollars

21 to two million dollars, that we're going to take 4.5

22 million.
23 THE COURT: All right. So, let's
24 MR. KAHN: There -- There is
25 THE COURT: Let's get to the matter at

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 79

1 hand. I've -- Did you, in advance of the hearing

2 today, one, provide a copy of the appraisal to counsel

3 for Helvetia and the Trustee?

4 And, two, did you identify -- What's the

5 gentleman's name again? I'm sorry?

6 MR. KAHN: Mr. Mowrey.

7 THE COURT: Did you identify Mr. Mowrey as a

8 potential witness for the hearing today?

9 MR. KAHN: Yes, I did.

10 THE COURT: When?

11 MR. KAHN: I -- I sent -- When I -- When
12 I -- When When I got the subpoena, and when the

13 subpoena was issued, which was -- I believe it was

14 last last Thursday. So, it's six days that
15 that that he's had it. He doesn't want to --
16 So,

17 THE COURT: Well, let's -- let's look.

18 We have -- With the Court, we have your

19 supplemental objection. I don't see -- The motion to

20 sell was filed on August 29th, so that's some time
21 ago. Then you filed an objection on September 17th.

22 Then the Court, on September 22nd, set the hearing for

23 today. You moved to continue; I denied that at the
24 hearing. Then you filed a supplemental objection.
25 Where is your exhibit list or designation of

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 80

1 witnesses, because it's not of record with the Court?

2 MR. KAHN: I didn't supply one, your Honor.

3 THE COURT: All right. So, how -- What

4 proof do you have that you -- you sent to opposing

5 counsel and the Trustee a designation of exhibits and

6 witnesses?

7 MR. KAHN: I -- I sent -- I sent them in

8 the -- In my motion, I attached the exhibits.

9 THE COURT: Okay. And did that include

10 Did that include the appraisal?

11 MR. KAHN: The appraisal and -- Yes. I

12 The appraisal, it included the appraisal, and the

13 chart that I just showed you.

14 THE COURT: Right. What about designating

15 Mr. Mowrey as a witness?

16 MR. KAHN: I -- My designation was that --

17 that, I sent them a copy of the subpoena before -- I

18 sent a -- the copy of the subpoena not on Thursday, on

19 Wednesday, a day before.

20 THE COURT: Wednesday of when? Last week,

21 sir?

22 MR. KAHN: Last week. Yes, sir.
23 THE COURT: Do you have proof of that?

24 MR. KAHN: I -- I -- I have it in an email.

'..._...___...,--
25 THE COURT: Okay. Do you all dispute that,

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 81

1 that he, one, attached a copy of the appraisal with

2 his motion; and, two, sent you a copy of the subpoena

3 last Wednesday?

4 Ms. Barkley?

5 MS. BARKLEY: Your Honor, we did get a copy

6 of the Stouffer appraisal. But I believe--and I can

7 show you in an email from my secretary--that we got

8 the subpoena on Thursday.

9 MR. KAHN: Oh, then it got There's

10 THE COURT: Of last week, Ms. Barkley? Is

11 that correct?

12 MS. BARKLEY: Yes, your Honor.

13 MR. KAHN: Oh. Then that's when I got it
14 served. So, it was last Thursday, they got the copy
15 of the subpoena, sir.

16 THE COURT: Okay. So, what I ' l l do is, for

17 purposes of the record, I under- -- your objection is

18 noted. I'm going to rule the over objection (sic).

19 I'm going to take testimony from Mr. Mowrey.

20 Now, let -- let me caution you. If the -- the

21 testimony that you're eliciting is not focused and

22 relevant, I will cut you off. And i t ' l l -- i t ' l l be
23 real short. So, I want you to focus on what it is.
24 Now, you're going to have to demonstrate to the
25 Court -- Because you have a standing problem in this

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 82

1 case. And -- And the law, frankly, is pretty clear.

2 I had one of my law clerks look because, you know,

3 they -- they're smart. And there's a case on point

4 that talks about as follows: The Chapter 7 debtor is

5 a party in interest and has standing to object to a

6 sale of assets or otherwise participate in litigation

7 surrounding assets of the estate only if there could

8 be a surplus after all creditors' claims are paid.

9 This is a Second Circuit opinion, In re: 60 East

10 80th Street Equities, Inc., 218 F.3d. 109, Second

11 Circuit, 2000.

12 I don't know if there's a case on point in the

13 Fifth Circuit, but you are not the first Chapter 7

14 pro se debtor I've had where there's been an objection

15 raised to a sale of property.

16 So, you need to establish that your interest in

17 Joabert exceeds the amount of the claims in this

18 case. And if you can't do that pretty quickly, I'm
19 cutting you off and the hearing will be over.
20 So, we're going to take a five-minute recess, and

21 then I'm going to hear from your witness.

22 MR. KAHN: Thank you, your Honor.

23 THE COURT: All right. Short recess.
24 COURTROOM DEPUTY: All rise.

25 (Recess.)

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 Mowre - Direct

83

1 THE COURT: All right, Mr. Kahn. You can

2 call your witness.

3 MR. KAHN: Mr. Mowrey, please take the --

4 take the witness --

5 THE COURT: Mr. Mowrey, will you come

6 forward please and appear in front of Ms. Gutierrez?

7 She's going to administer the oath, sir.

8 (Witness sworn by the Courtroom Deputy.)

9 COURTROOM DEPUTY: Would you please state

10 your first and last name, spelling your last?

11 THE WITNESS: Gary Mowrey, M-0-W-R-E-Y.
12 THE COURT: M-0-W ...

13 THE WITNESS: ... R-E-Y.

14 THE COURT: Thank you.

15 You may proceed, Mr. Kahn.
16 MR. KAHN: Thank you, your Honor.

17 DIRECT EXAMINATION

18 BY MR. KAHN:

19 Q. Good morning, Mr. Mowrey.

20 I had -- Did you make an appraisal of the Royal

21 Crest Subdivision in and around April of this year?
22 A. Yes, sir.
23 Q. What did you ~- What did you consider as, as-is,
24 the the value of that property?
25 MR. POWERS: Objection; no predicate.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
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84

1 THE COURT: Sustained.

2 You're going to have to develop, sir, how he

3 reached his conclusion as to the value. You simply

4 can't ask him that. You've got to go through and ask

5 Mr. Mowrey how he reached his conclusion on value.

6 MR. KAHN: Okay.

7 Q. (By Mr. Kahn) Mr. Mr. Mowrey, do you have a

8 standard procedure in your -- when you appraise real

9 estate subdivisions?

10 A. Yes, sir.

11 Q. Could you please state what the -- that procedure

12 is?

13 A. We estimate the current as-is value of the lots,

14 as if they were developed. Then we estimate the

15 absorption period that it would take to sell these

16 lots to builders. We do a discounted cash flow over

17 the estimated absorption period, come up to a net

18 present value after subtracting expenses to develop

19 the property. And the conclusion is prospective value

20 upon completion of construction.

21 Q. And did - -

22 THE COURT: Is that of all the lots, sir?

23 THE WITNESS: Yes. That's 444 lots.

24 THE COURT: Thank you.

25 Go ahead, sir.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 Mowrev - Direct

85

1 Q. (By Mr. Kahn) And did you follow those rules

2 when you made the appraisal of the property?

3 A. They're not really rules, but procedures, yes.
4 Q. Procedures. Yes.

5 And I see in the -- the appraisal that there's

6 the location and similar lots and a -- and a copy of

7 the master plan in it. Did you -- Did you -- With

8 your calculations, did you arrive at a -- an as-is

9 A. Under prospective value upon completion of

10 construction, of eleven million eight fifty.

11 MR. POWERS: Objection, your Honor;

12 nonresponsive. The question was as-is.

13 THE COURT: All right. Can you -- Can
. __,
14 you Sustained.

15 Q. (By Mr. Kahn) What is the as-is value of that

16 property?

17 A. We didn't do an as-is value of that property. We

18 did a prospective value upon completion of

19 construction.

20 Q. Well, it says here a prospective value of --

21 THE COURT: When you say "here," what page

22 are you referring to?
23 Do you have an objection, sir
24 MR. POWERS: I was just -- I was waiting for
25 him to finish his question.
"-__;'

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 Mowrey - Direct

86

1 THE COURT: All right.

2 THE WITNESS: It's on the third page,

3 prospective value, market value opinion, September 1.

4 We did the appraisal as -- in April. We assumed a six

5 month construction period, and a completion date in

6 September to start the construction -- or to finish

7 the construction of Phase One, and each phase would

8 roll after that.

9 THE COURT: All right. So, Phase One is how

10 many lots, roughly?

11 THE WITNESS: I don't remember.

12 THE COURT: All right. That's fine, if you
13 don't.

14 Q. (By Mr. Kahn) I show you this --
15 THE COURT: Okay. You can't go to -- Can
16 you put it right there, sir?

17 MR. KAHN: Yes, sir.

18 THE COURT: can you see it from there,

19 Mr. Mowrey?

20 THE WITNESS: I've got an exhibit of that in

21 my appraisal.

22 THE COURT: All right. Go ahead, sir.
23 Q. (By Mr. Kahn) Yeah. The phase one,
24 A. Yes.

25 Q. -- it says how many lots -- Well, does the phase

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 Mowrev - Direct

87

1 that -- Pardon me. The phase that we did was not
" ._,
2 Phase Three. We did Phase Three first.

3 A. That's 49 lots in Phase Three.

4 MR. POWERS: Objection; leading.

5 THE COURT: All right. I ' l l overrule that.

6 That's fine. Please continue.

7 Q. (By Mr. Kahn) Now, when you -- I'm -- I'm a

8 little confused on the point of -- If the -- If you

9 sold the property -- If -- If the market value that

10 you -- What is the market value of that property to

11 sell right now?

12 A. Prospective value upon completion of construction

13 is eleven million eight fifty.

14 MR. POWERS: Objection; nonresponsive.
15 THE COURT: Sustained.

16 May -- If I may intervene.

17 Mr. Mowrey, is it accurate to say that you do not
18 have an opinion as to the present value of the

19 property as-is today?

20 THE WITNESS: The net present value upon
21 completion of construction is what I conclude. I
22 don't have an opinion of the as-is value today.
23 THE COURT: Right. And the reason that you
24 can't give an opinion as to the as-is value is why?
25 THE WITNESS: It was beyond the scope of my
·~~

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 Mowrey - Direct

88

1 appraisal.

2 THE COURT: Thank you.

3 THE WITNESS: I wasn't -- I wasn't asked to

4 do that.

5 THE COURT: All right. So, you can't ask

6 him -- He -- What -- Let me just intervene. I've

7 heard probably a couple hundred appraisals since I've

8 been on the Bench.

9 Which governs -- What set of standards governs,

10 sir, how you may conduct an appraisal?

11 THE WITNESS: The Uniform Standards of

12 Professional Practice.

13 THE COURT: Right. And USPAP is, I think,
14 how we refer to it?

15 THE WITNESS: USPAP.

16 THE COURT: USPAP, as I understand it in

17 listening to many appraisals, will not allow you to

18 testify as to an opinion on which you didn't base your

19 appraisal. Is that correct? I stated that wrong.

20 You can't give an opinion on value if you didn't

21 give an appraisal to that effect?

22 THE WITNESS: Correct.
23 THE COURT: Is that correct?
24 THE WITNESS: That's correct.
25 THE COURT: So, you can't ask him about what

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 Mowrey - Direct

89

1 the value is today. The only thing that Mr. Mowrey

2 can give an opinion on is what the value is of the

3 property fully developed. Is that correct, sir?

4 THE WITNESS: Yes, sir.

5 THE COURT: So, you have -- He's not -- It's

6 not he's not qualified, that he doesn't have the

7 requisite training or skill. But he -- he can't give

8 you an -- He can't give an opinion as to value as to

9 the property as it exists today. He's governed by

10 certain ethical I ' l l use --

11 May I use the word ethical? Would that be

12 correct, sir?

13 THE WITNESS: Standards.

14 THE COURT: standards. And he can't violate

15 those standards as an appraiser.

16 MR. KAHN: I -- I wouldn't -- I wouldn't ask

17 him to.

18 THE COURT: I know you wouldn't. But you --

19 you understand the point of why I've intervened. You

20 can't -- He can't give an opinion of value as it

21 exists today.

22 MR. KAHN: Well ...
23 Q. (By Mr. Kahn) Now, you -- you --

24 MR. KAHN: Well, that's all the questions I

25 have for him, your Honor.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 90

1 THE COURT: All right. Thank you.

2 One moment, sir.

3 Do you have any questions of the Witness?

4 MR. POWERS: Your Honor, just -- a lawyer

5 always has to ask a few questions, just for appearance

6 THE COURT: Think about that.

7 MR. POWERS: Okay.

8 THE COURT: Think carefully about that.

9 You -- You can ask questions.

10 MR. POWERS: I have no questions, your
11 Honor.

12 THE COURT: Mr. Thomas, do you have any

13 questions?

14 MR. THOMAS: No, Judge.
15 THE COURT: All right. Then -- With no

16 further questions, then you don't get a chance to

17 Redirect.

18 May I excuse Mr. Mowrey?

19 MR. POWERS: Yes, your Honor.

20 MR. THOMAS: Yes, your Honor.
21 THE COURT: Mr. Kahn?
22 MR. KAHN: (Inaudible.)
23 THE COURT: Mr. Mowrey, I appreciate your
24 patience, and thank you for being here.
25 THE WI'l'NESS: 'I'hank you.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 91

1 THE COURT: All right. So, Mr. Mowrey was

2 unable to give an opinion because he wasn't asked to

3 give an opinion of the as-is value of the property.

4 He can only give a prospective opinion.

5 As a result, Mr. Kahn, you have not established

6 what the value of Joabert is -- or -- or Royal Crest

7 is today. So, you do not have a pecuniary interest in

8 this case. And as a result, you don't have standing

9 to object to the motion to sell.

10 So, for purposes of the record, I'm going to make

11 the finding that, given that the Debtor has not

12 established that there is a value that exceeds the

13 debts in this case, let alone the debt against Royal

14 Crest property, that he does not have a pecuniary

15 interest in this motion to sell.

16 So, I'm going to overrule your objection and

17 grant the motion to sell.

18 MR. KAHN: Your Honor? Your Honor?

19 THE COURT: We're done. We're done. I gave

20 you your chance. You can't establish

21 MR. KAHN: (Indiscernible.)

22 THE COURT: Don't interrupt me. Do not
23 interrupt me. Let me Let me -- Let me help you out
24 and just tell you this.

25 I have been exceedingly patient this morning.

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 92

1 I've afforded you the opportunity to present your

2 case. Once you were unable to present that there was

3 any value that could be established as to the as-is
4 value of the Royal Crest property today, you don't

5 have standing to object to the motion to sell. So,

6 MR. KAHN: Do I -- Do I have an opportunity

7 to take the stand myself?

8 THE COURT: No. Because you -- you offered

9 expert opinion, and you can't establish the value.

10 I'm not going to let you testify as to what you think

11 the value is because, while a debtor can do that, the

12 reality is, I find that your testimony won't be

13 credible on that point because you have an inflated

14 opinion about what value is that's contradicted by the

15 fact that the appraiser couldn't give any value.

16 MR. KAHN: Well, in in -- in the

17 pleadings, 17012, that the it goes -- it is

18 outlined exactly what -- what the -- the cost -- the

19 value is, which was approximately $12 million.

20 THE COURT: I understand that. And -- And

21 let me -- let me be as precise as I can.

22 There were three categories of assets the
23 Trustee is seeking to sell this morning: Shares
24 in Helvetia,

25 Is it Joabert?

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 93

1 MR. KAHN: Joabert

2 THE COURT: -- Joabert; causes of action

3 that you have filed as the plaintiff, Mr. Kahn; and

4 then your interest in several business entities.

5 You acknowledged on the record that, as to

6 business entities, they've either closed, ceased

7 operations or have no value.

8 MR. KAHN: Right.

9 THE COURT: As As to the causes of

10 action, all those causes of action, you've lost, as

11 the plaintiff, several matters on appeal. There is

12 Fifth Circuit precedent that recites, notwithstanding

13 the pendency of an appeal, a ruling by a trial court

14 is a final judgment. So, I can ascribe a value to

15 those causes of action, and I ascribe a value of

16 zero.

17 That leaves only the shares of stock in Helvetia

18 and Joabert -- or Joabert. Forgive me. As to

19 Helvetia, accepting as true your listing of value of

20 your share -- a thousand shares of stock of $685,000,

21 you would still have to demonstrate to the Court that

22 your interest in the other entities, the Royal Crest
23 property, when added to that value, exceeds the amount

24 of debts in this case. It doesn't.

25 So, for purposes of the record, I'm first going

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 94

1 to find that you don't have standing based upon my

2 conclusion about value. And I'm also going to find

3 that your objections are not well taken.

4 So, Mr. Thomas, the motion is approved.

5 MR. THOMAS: Thank you, Judge.

6 THE COURT: All right. We're done.

7 COURTROOM DEPUTY: Order in the file?
8 THE COURT: Order -- May I sign the order in

9 the file?

10 (Sotto voce exchange.)

11 MR. KAHN: Your Honor, I --

12 (Sotto voce exchange.)

13 MR. THOMAS: I'll let them look at it first,
~
- --
14 your Honor, you know, and then ..

15 THE COURT: All right.

16 MR. KAHN: I -- I do object, and I will

17 appeal it.

18 THE COURT: Your appeal -- You may -- You

19 certainly, as a litigant, have the right to appeal.

20 And I've explained my reasoning on the record. You
21 can certainly, if you want, have the District Court
22 consider the Court's ruling. But for purposes of this
23 morning, I've made my decision.

24 MR. KAHN: Now, whether

"-.....,_.....
25 THE COURT; We're -- We're done. When I

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
 95

1 make a ruling, we're done, sir. You're excused.

2 Ma'am?

3 COURTROOM DEPUTY: (Indiscernible?)

4 THE COURT: No. He didn't ask for them to

5 be admitted. You may return them to him.

6 All right. Thank you.

7 MR. POWERS: Thank you, your Honor.

8 COURTROOM DEPUTY: All rise.

9 MR. POWERS: Thank you for your time.

10 (Recess.)

11 ************

12
I, Court approved transcriber, certify that the
13 foregoing is a correct transcript from the official
~-
electronic sound recording of the proceedings in the
14 abo¥e-entitled matter.
L
15
/ /- .J-/5
16 ," Signatl:J,re of Approved Transcriber Date
'-._____./
17

18 Darla Messina
Typed or Printed Name
19

20

21

22

23

24

25
----

FEDERAL COURT REPORTERS OF SAN ANTONIO (210) 340-6464
EXHIBIT 5
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!>~9pl~ Did you ever get notice of this sale_
Jfoqal Thanks for your prompt response_
traVel·

Burt

TRUSTEE MOWN•.•. pdf Viei,, Download v
Print https://us-mg204.mail. yahoo. com/neo/launch? .rand=cotaptl 2ekb8g

Subject: RE: Burt Kahn Bankruptcy

From: bob@rwwattorneys.com (bob@rwwattorneys.com)

To: glentrail@yahoo.com;

Date: Monday, August 31, 2015 0:00 PM

I had notseen this. Is the Trustee selling your cause of action against Robert on the Southside(?) development?

Robert W. Wachsmuth

Robert Wachsmuth & Associates

S\VBC Tower; Suite 707

9311 San Pedro Ave.

SanAntonio, Texas 78216

Telephone: (210) 342-2707

Facsimile: (210) 342-2701

Email: bob@rwwauomeys.com

CONFIDENTIALITY NOTICE: This e-mail and any attachments are for the exclusive and confidential use of the intended
recipient. If you are not the intended recipient, please do not read, distribute, or take action in reliance upon this message. If you
h:::i.ve: rf':~e:lve:d this in e:.rrnr, plP.~SP. notify 11s imme:di:::s.tP.ly hy rehirn f':-m~il ::lnd prnmptly rie:lP.tP. this mess~ge: :::i.nrf its ::ltt.::u:hmf':nt~ frnm
your computer system. We do not waive client-attorney or work product privilege by the transmission of this message.

From: Burt Kahn [mailto:glentrail@yahoo.com]
Sent: Monday, August 31, 2015 3:32 PM
To: bob@rwwattorneys.com
Subject: Burt Kahn Banlauptcy

Dear Bob:

Did you ever get notice of this sale.

Thanks for your prompt response.

I of 2 91112015 8:01 AM
Print https://us-mg204.mail. yahoo.com/neollaunch? .rand=cotaptl 2ekb8g

Burt

2 of2 9/112015 8:01 AN
EXHIBIT 6
Print https://Us-mg204.mail. yahoo.com/neo/launch?.rand~cotaptl 2ekb8g#424 ...

Subject: RE: case 14-50980 GAG

From: Johnny Thomas (1thomas@prodioY.net)

To: glentrail@yahoo.com;

Cc: peggyjmorris@prodigy.net;

Date: Thursday, March 19, 2015 1:54 PM

No money can be distributed until your appeal is finished.

Johnny W. Thomas

Johnny W. Thomas, Law Offices, P.C.
1153 East Commerce
San Antonio, Texas 78205

210/226-5888

210/226-608 5 facsimile

THOMAS LAW OFFICE E-MAIL NOTICE - This transmission may be: (I) subject to the Attorney-Client Privilege, (2) an
Attorney Work Product, or (3) strictly confidential.If you are not the intended recipient of this message, you may not disclose,
print, copy or disseminate this information. If you have received this message in error, pleooe reply and notify the oender (only) ond
delete the message. Unauthorized interceptionofthis e-mail is a violation of federal criminal law.
210/226-5888

From: Burt Kahn [mailto:glentrail@yahoo.com]
Sent: Thursday, March 19, 20151:42PM
To: Johnny Thomas
Subject: case 14-50980 CAG

Dear Mr. Thomas:

Please send me a copy of the canceled checks you distributed to all my creditors due to the
$10,000 sale of all my worldly goods and life.

Thank you

Burton Kahn

1 of I 8/31/2015 3:02 AM
EXHIBIT 7
 14-50980-cag Doc#47 Filed 04/29/14 Entered 04/29/14 16:01:59 Main Document Pg 1 of 2

IT IS HEREBY ADJUDGED and DECREED that the
below described is SO ORDERED.

Dated: April 29, 2014.

CRAIG A. GARGOTTA
UNITED STATES BANKRUPTCY JUDGE

IN THE UNITED STATES BANKRUPTCY COURT
FOR THE WESTERN DISTRICT OF TEXAS
SAN ANTONIO DIVISION

INRE: § Chapter 7
§
BURTON M KAHN § Case No. 14-50980-cag
§
'~ Debtor. §

ORDER DENYING DEBTOR'S MOTION TO DISQUALIFY PUERTO VERDE LTD
TO MAINTAIN A LAWSUIT IN TEXAS
[relates to Dkt. No. 30)

Came on for hearing on April 24, 2014, the Motion To Disqualify Puerto Verde Ltd.

to Maintain a Lawsuit in Texas [Dkt, No. 30] (the "Motion") filed by Durton Kahn

("Debtor"). The Court heard evidence and considered the arguments of counsel for

Helvetia, the Chapter 7 trustee, and the Debtor, who appeared pro se. The Court finds that

good cause exists to deny the Motion; accordingly, it is hereby

ORDERED that the Motion is DENIED.

###

S-227467