Las Vegas Development Group, LLC v. 2014-3 IH Equity Owner, LP et al, No. 2:2015cv00917 - Document 191 (D. Nev. 2022)

Court Description: ORDER Granting 187 Joint Pretrial Order. Calendar Call set for 4/18/2023 at 09:00 AM in LV Courtroom 7D before Judge Gloria M. Navarro. Bench Trial set for 4/24/2023 at 08:30 AM in LV Courtroom 7D before Judge Gloria M. Navarro. This pretrial order has been approved by the parties to this action as evidenced by their signatures or the signatures of their attorneys hereon, and the order is hereby entered and will govern the trial of this case. This order may not be amended except by court order and based upon the parties' agreement or to prevent manifest injustice. Signed by Judge Gloria M. Navarro on 12/7/2022. (Copies have been distributed pursuant to the NEF - TRW)

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Las Vegas Development Group, LLC v. 2014-3 IH Equity Owner, LP et al Doc. 191 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 1 of 20 1 2 3 4 5 6 7 8 UNITED STATES DISTRICT COURT 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 DOUGLAS D. GERRARD, ESQ. Nevada Bar No. 4613 dgerrard@gerrard-cox.com ZAHAVA M. LIEBERMAN, ESQ. Nevada Bar No. 15953 zlieberman@gerrard-cox.com GERRARD COX LARSEN 2450 St. Rose Parkway, Suite 200 Las Vegas, Nevada 89074 Telephone: (702) 796-4000 Attorneys for Defendants 2014-1 IH Equity Owner, LP THR Nevada II, LP, THR Property Borrower, LP THR Property Guarantor, LP THR Property Holdco, LP 2014-1 IH Property Holdco, LP 11 12 DISTRICT OF NEVADA LAS VEGAS DEVELOPMENT GROUP, LLC, a Nevada limited liability company, 14 15 16 17 18 19 20 21 22 23 24 JOINT PRETRIAL ORDER Plaintiff, 13 Case No.: 2:15-cv-00917-GMN-NJK vs. 2014-3 IH EQUITY OWNER, LP, a Delaware limited partnership; BANK OF AMERICA, NA, a National Banking Association; MERIDIAN FORECLOSURE SERVICE, a California corporation; THR NEVADA II, LP a Delaware limited partnership; THR PROPERTY BORROWER, LP, a Delaware limited partnership; THR PROPERTY GUARANTOR, LP, a Delaware limited partnership; THR PROPERTY HOLDCO, LP, a Delaware limited partnership; 2014-3 IH PROPERTY HOLDCO, LP, a Delaware limited partnership; 2014-3 IH BORROWER, LP, a Delaware limited partnership; GERMAN AMERICAN CAPITAL CORPORATION, a Maryland corporation; CHRISTIANA TRUST, an unknown business entity; DOE individuals I through XX; and ROE CORPORATIONS I through XX, Defendants. 25 26 Plaintiff Las Vegas Development Group, LLC (“LVDG”) and Defendants THR Nevada II, 27 LP (“THR2”), 2014-3 IH Borrower, 2014-13 IH Equity Owner, LP, THR Property Borrower, LP, 28 Page 1 of 20 Dockets.Justia.com Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 2 of 20 1 2 THR Property Guarantor, LP, THR Property Holdco, LP, and 2014-3 IH Property Holdco, LP (the THR and IH entities collectively, “THR Entities”) submit the following proposed joint pretrial order. Following pretrial proceedings in this case, IT IS ORDERED: 3 4 5 6 7 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 8 I. Nature of the action: This is a quiet title and declaratory relief matter following two foreclosure sales involving real property located at 7832 Marksville St, Las Vegas, NV 89149 (“Property”). LVDG purchased the Property at a HOA lien foreclosure sale conducted pursuant to NRS 116 (“116 Sale”), and THR2 9 subsequently purchased the Property at a deed of trust foreclosure sale conducted pursuant to NRS 10 107 (“107 Sale”). LVDG seeks a declaration that all subordinate liens were extinguished at the time 11 of the 116 Sale; that it acquired title to the Property free and clear of the Deed of Trust that was the 12 subject of the 107 Sale; and that the 107 Sale is void because it was based upon an extinguished 13 14 15 16 security interest. THR2 seeks a declaration that the 116 Sale was void or if not void was subject to the Deed of Trust, and that THR2 acquired title to the Property at the 107 Sale free and clear of LVDG’s claimed interest. 17 The Court entered an order denying summary judgment on March 25, 2020, finding an issue 18 of fact existed for trial related to whether prejudice was suffered as a result of notice not being 19 provided in the manner required by NRS 116. [ECF No. 115]. The Court found Cascade Homeowners 20 21 22 23 24 Association (“Cascade HOA”), through Absolute Collection Services (“ACS”), failed to substantially comply with Nevada's statutory notice requirements since the evidence indicated that it did not mail the notice of default or notice of sale to MERS. [ECF No. 115 at 5]. However, the Court concluded that the evidence presented did not demonstrate whether MERS was prejudiced by Cascade 25 HOA’s and ACS’ failure to substantially comply with Nevada’s statutory notice requirements. [ECF 26 No. 115 at 6]. The Court did not address, among other things, whether the 116 Sale should be set aside 27 on equitable grounds or whether LVDG is a bona fide purchaser for value. 28 Page 2 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 3 of 20 1 2 This Court has subject matter jurisdiction pursuant to 28 U.S.C. § 1332. The diversity of 4 citizenship requirement is met. LVDG is a citizen of Nevada and California. THR Entities are neither 6 7 8 9 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 Statement of jurisdiction: 3 5 GERRARD, COX & LARSEN II. 11 12 13 14 15 16 17 Nevada nor California citizens. The amount in controversy requirement is also met. The amount in controversy exceeds $75,000.00. The THR Entities are citizens of the State of Delaware. The amount in controversy requirement is also met because the property's value exceeds $75,000.00. III. The following facts are admitted by the parties and require no proof: 1. Nevada adopted Uniform Common Interest Ownership Act as NRS 116, including NRS 116.3116(2), in 1991. 2. On or about July 22, 2005, Arnold Dumlao Dilag and Jocelyn Dilag (“Borrowers”) purchased a property located at 7832 Marksville St, Las Vegas, NV 89149 as reflected in a Grant, Bargain, Sale Deed recorded on July 29, 2005 in the Official Records of Clark County, Nevada, as Instrument No. 20050729-0004278. 3. The Property is located within the Cascade HOA and is subject to the Cascade HOA’s 18 Declaration of Conditions, Covenants, & Restrictions (“CC&Rs”), which were recorded on August 19 18, 2003 in the Official Records of Clark County, Nevada, as Instrument No. 20030818-01114. 20 21 22 23 24 4. On or about December 4, 2006, the Borrowers refinanced the Property with a $280,000 loan from Casa Blanca Mortgage, Inc. (the “Loan”). 5. The Borrowers secured the Loan with a deed of trust against the Property, recorded on January 5, 2007, in the Official Records of Clark County, Nevada, as Instrument No. 20070105- 25 0001709 (“2006 DOT”). The 2006 DOT identified Casa Blanca Mortgage as the original Lender, 26 Mortgage Electronic Registration Systems, Inc. (“MERS”) as the Beneficiary, and Financial Title 27 Company as the Trustee. 28 Page 3 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 4 of 20 1 Property in the Official Records of Clark County, Nevada, as Instrument No. 20070105-0001709 3 (“Second DOT”). The Second DOT is not at issue in this case. 5 6 7 8 9 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 Concurrently with the 2006 DOT, a second deed of trust was recorded against the 2 4 GERRARD, COX & LARSEN 6. 11 12 13 14 15 16 17 18 19 20 21 22 23 24 7. On or about November 27, 2007, Casa Blanca Mortgage assigned the Second DOT to IndyMac Bank through that certain Corporation Assignment of Deed of Trust recorded on December 4, 2007 in the Official Records of Clark County, Nevada, as Instrument No. 20071204-0002957. 8. On August 6, 2010, Cascade HOA, through its agent Absolute Collection Services (“ACS”), recorded a Notice of Delinquent Assessment Lien in the Official Records of Clark County, Nevada, as Instrument No. 201008-60000298. 9. On October 15, 2010, Cascade HOA, through its agent ACS, recorded a Notice of Default and Election to Sell Under Homeowners’ Association Lien in the Official Records of Clark County, Nevada, as Instrument No. 20101015-0003056 (“NOD”). 10. Cascade HOA, through ACS, did not mail the NOD to MERS, the Beneficiary under the 2006 DOT, but instead mailed the NOD to Casa Blanca Mortgage, as well as IndyMac Bank, among others. 11. On January 21, 2011, Cascade HOA through ACS, recorded a Notice of Trustee's Sale in the Official Records of Clark County, Nevada, as Instrument No. 20110121-0003842 (“NOS”). 12. Cascade HOA, through ACS, did not mail the NOS to MERS, the Beneficiary under the 2006 DOT, but instead mailed the NOS to Casa Blanca Mortgage, as well as IndyMac Bank, among others. 13. On June 7, 2011, Cascade HOA sold the property at its foreclosure sale (“116 Sale”) 25 to LVDG for $4,500.00, as reflected in the Trustee’s Deed Upon Sale recorded on June 8, 2011 in the 26 Official Records of Clark County, Nevada, as Instrument No. 20110608-0000856 (“116 Foreclosure 27 Deed”). 28 Page 4 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 5 of 20 1 has complied with all requirements of law including, but not limited to, the elapsing of 90 days, 3 mailing of copies of notice of delinquent assessment and notice of default and the posting and 4 publication of the notice of sale.” 6 7 8 9 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 The 116 Foreclosure Deed stated on its face that “Absolute Collection Services, LLC 2 5 GERRARD, COX & LARSEN 14. 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 15. On or about April 24, 2012, over ten months after the 116 Sale, MERS assigned the 2006 DOT to BANA through a Nevada Assignment of Deed of Trust recorded on April 27, 2012 in the Official Records of Clark County, Nevada, as Instrument No. 20120437-0000036. The Assignment was signed by MERS “solely as nominee for Casa Blanca Mortgage, Inc., DBA Shearson Mortgage, a California Corporation.” 16. On May 7, 2012, a Substitution of Trustee related to the 2006 DOT was recorded in the Official Records of Clark County, Nevada, as Instrument No. 20120507-0001779, reflecting Meridian Foreclosure Service (“Meridian”) as the new Trustee. 17. On July 25, 2012, Meridian recorded a Notice of Default and Election to Sell Under Deed of Trust in the Official Records of Clark County, as Nevada, as Instrument No. 201207250002866. 18. On November 9, 2012, Meridian recorded a Notice of Trustee’s Sale related to the 2006 DOT in the Official Records of Clark County, Nevada, as Instrument No. 2012110-9003127. 19. On December 3, 2012, THR2 presented the prevailing bid of $136,000.00 at Meridian’s foreclosure sale (“107 Sale”) as reflected in the Trustee’s Deed Upon Sale recorded on December 21, 2012, in the Official Records of Clark County, Nevada, as Instrument No. 201212210003995. 20. On November 14, 2014, THR2 transferred its interest in the Property to THR Property 26 Borrower pursuant to a deed recorded in the Official Records of Clark County, Nevada, as Instrument 27 No. 20141114-0002840. 28 Page 5 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 6 of 20 21. 1 2 Property to THR Property Guarantor pursuant to a deed recorded in the Official Records of Clark 3 County, Nevada, as Instrument No.20141114-0002841. 4 5 6 7 22. 9 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 10 Nevada, as Instrument No. 20141114-0002842. 23. 13 County, Nevada, as Instrument No. 20141114-0002843. 24. County, Nevada, as Instrument No. 20141114-0002844. 25. 15 17 20 Nevada, as Instrument No. 20141114-0002845. 26. 23 Instrument No. 20171115-0001537. 27. On March 20, 2015, LVDG recorded a notice of lis pendens in the Official Records of Clark County, Nevada, as Instrument No. 20150320-0001997. 24 IV. 25 the contrary: 26 On November 15, 2017, 2014-3 IH Borrower transferred its interest in the Property to THR Nevada II pursuant to a deed recorded in the Official Records of Clark County, Nevada, as 21 22 On November 14, 2014, 2014-3 IH Equity Owner transferred its interest in the Property to 2014-3 IH Borrower pursuant to a deed recorded in the Official Records of Clark County, 18 19 On November 14, 2014, 2014-3 IH Property Holdco transferred its interest in the Property to 2014-3 IH Equity Owner pursuant to a deed recorded in the Official Records of Clark 14 16 On November 14, 2014, THR Property Holdco transferred its interest in the Property to 2014-3 IH Property Holdco pursuant to a deed recorded in the Official Records of Clark 11 12 On November 14, 2014, THR Property Guarantor transferred its interest in the Property to THR Property Holdco pursuant to a deed recorded in the Official Records of Clark County, 8 GERRARD, COX & LARSEN On November 14, 2014, THR Property Borrower transferred its interest in the The following facts, though not admitted, will not be contested at trial by evidence to 1. None. 27 28 Page 6 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 7 of 20 1 V. 1. 2 notice at the time of the notices related to the 116 Sale, and the time periods during which they held an 4 interest. 6 7 8 2. 10 related to the 116 Sale. 3. 4. 15 5. 6. 20 7. Whether Cascade HOA or ACS had knowledge, during the 116 foreclosure proceedings, of an address it could use to provide actual notice of the 116 Sale to MERS or any entity with an interest in the Loan or the 2006 DOT. 21 22 23 24 Whether it was unfair, fraudulent, or oppressive to any entity with an interest in the Loan or the 2006 DOT that MERS was not provided notice of the 116 Sale. 18 19 Whether any entity with an interest in the Loan or the 2006 DOT would have taken any action to satisfy any portion of the HOA lien had MERS been provided with notice of the 116 Sale. 16 17 Whether any entity with an interest in the Loan or the 2006 DOT was prejudiced as a result of ACS’ failure to send to MERS the statutory notices required by NRS Chapter 116.1 13 14 The policies, practices, and procedures of MERS related to homeowners association lien foreclosure sales in Nevada at the time of notices related to the 116 Sale. 11 12 The policies, practices, and procedures of the entity or entities with an interest in the 2006 DOT related to homeowners association lien foreclosure sales in Nevada at the time of notices 9 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 The identity of the entity or entities with an interest in the 2006 DOT and entitled to 3 5 GERRARD, COX & LARSEN The following are issues of fact to be tried and determined at trial: 8. Whether LVDG was entitled to rely upon the recitals in the 116 Foreclosure Deed. 9. Whether LVDG had actual notice, constructive notice or reasonable cause to know that any defect existed in the 116 Sale. 10. 25 The degree of LVDG’s real estate investment experience prior to the 116 Sale. 26 27 28 This Court ruled that Cascade HOA and ACS did not substantially comply with the notice requirements of NRS 116 by failing to send MERS the statutorily required notice. [ECF No. 115]. 1 Page 7 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 8 of 20 11. 1 2 the homeowners association liens at the operative time period. 3 12. Whether ACS believed the 2006 DOT would be extinguished by the 116 Sale. 4 13. Whether any entity with an interest in the Loan or the 2006 DOT had knowledge of 5 6 7 ACS’ policies rejecting tenders for the superpriority portion of a homeowners association lien and ACS’ understanding of 116 Sales. 8 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 9 GERRARD, COX & LARSEN Whether ACS had a known policy of rejecting checks for the superpriority portion of 14. Whether the Property was sold at the 116 Sale for an adequate or inadequate price. 15. Whether the 116 Sale should be set aside on equitable grounds because the events 10 proceeding the sale were fraudulent, oppressive, or unfair, coupled with a grossly inadequate price 11 received for the Property. 12 13 14 15 16 19 20 21 22 23 24 25 Whether bidding was chilled at the 116 Sale. 17. Whether the Property was sold at the 107 Sale for an adequate or inadequate price. 18. Whether LVDG took any steps to prevent the 107 Sale in advance of the 107 Sale or immediately after the 107 Sale and whether it was required to do so. 19. 17 18 16. VI. Whether the 107 Sale was maliciously or fraudulently conducted. The following are issues of law to be tried and determined at trial: 1. Whether the 116 Sale extinguished the 2006 DOT. 2. Whether the 116 Sale is void or should be equitably set aside under Nationstar Mortgage, LLC v. Saticoy Bay Series 2227 Shadow Canyon, 405 P.3d 641 (Nev. 2017) and/or U.S. Bank, N.A. v. Resources Group, LLC, 444 P.3d 442 (Nev. 2019). 3. Whether LVDG was a bona fide purchaser for value at the 116 Sale. 4. Whether formal tender was excused under the circumstances at issue herein pursuant to 26 Perla Del Mar Ave Trust v. Bank of America, N.A., v. Resources Group, LLC, 458 P.3d 348 (Nev. 27 2020), as a result of ACS’ policies related to NRS Chapter 116 sales. 28 Page 8 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 9 of 20 5. Whether the Cascade HOA and ACS violated due process. 2 6. Whether LVDG has standing to challenge the 107 Sale. 3 7. Whether LVDG suffered damages as a result of the 107 Sale and, if so, the extent of 1 4 5 6 7 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 8 such damages. 8. Whether THR2 suffered damages, as a result of the improvements made on the property and other monies spent in relation to the property by THR2 or the THR entities, if the Court declares the 107 Sale invalid, and, if so, the extent of such damages. 9 9. Whether LVDG’s non-quiet title claims are time-barred or otherwise lack merit. 10 10. Whether LVDG is barred from any relief under the doctrine of unclean hands. 11 11. Whether the Court should cancel LVDG’s lis pendens. 12 12. Whether LVDG was entitled to rely upon the implied and explicit representations of 13 14 15 16 17 18 19 20 21 22 23 24 25 ACS that the 116 sale was duly and properly noticed and conducted. 13. LVDG’s entitlement to damages on each of its claims for relief and the amount thereof. 14. Whether the 116 Sale is void due to the failure of Cascade HOA and its agent ACS, to provide the statutory notices to the Beneficiary under the 2006 DOT. 20. Whether the failure of ACS and Cascade HOA to provide the statutory notices to MERS rendered the 116 Sale void as a matter of law. 21. Whether LVDG suffered monetary damages in the form of lost rental income or otherwise as a result of the 107 Sale, and, if so, the extent of such damages. 22. Whether any applicable entity with an interest in the 2006 DOT received actual notice of the HOA foreclosure proceedings in lieu of statutory notice. 23. Whether THR2 was a bona fide purchaser for value at the 107 Sale. 26 27 28 Page 9 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 10 of 20 1 VII. 2 Exh. Document No. 1 07/29/05 Grant Bargain Sale Deed 2 07/29/05 Deed of Trust 12/26/05 Substitution of Trustee & Full 3 Reconveyance 01/05/07 Deed of Trust (2006 DOT) ($280,000.00) (Inst. 4 20070105-0001709) 01/05/07 2nd Deed of Trust ($32,000.00) (Inst. 200701055 0001710) 12/04/07 Corporation Assignment of 2nd Deed of Trust to 6 IndyMac Bank 7 07/03/08 Quitclaim Deed to Jocelyn Dilag 8 Notice of Delinquent Assessment Lien recorded 08/26/2010 Notice of Default and Election to Sell Under 9 Homeowners Association Lien recorded 10/15/2010 10 Notice of Trustee's Sale recorded 01/21/2011 Trustee's Deed Upon Sale for auction held 06/07/2011, 11 recorded 06/08/2011 12 Release of Lien recorded 06/09/2011 Assignment of Deed of Trust to BANA recorded 04/27/2012 13 3 4 5 6 7 8 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 11 12 13 14 15 14 16 15 17 16 18 17 19 20 18 21 19 22 20 21 23 22 24 23 25 26 27 28 The following exhibits are stipulated into evidence in this case and may be so marked by the Clerk. 2 Substitution of Trustee Notice of Default and Election to Sell Under Deed of Trust recorded 07/25/2012 State of Nevada Foreclosure Mediation Program Certificate Notice of Trustee's Sale (under Deed of Trust) recorded 11/09/2012 Trustee's Deed Upon Sale (under Deed of Trust) recorded 12/21/2012 to THR Nevada II, LP Grant Bargain Sale Deed to THR Property Borrower, LP recorded 11/14/2014 Request for Notice of Foreclosure of Lien from Association Notice of Lis Pendens recorded 03/20/2015 Grant Bargain Sale Deed to THR Property Guarantor, LP recorded 11/14/2014 Grant Bargain Sale Deed to THR Property Holdco, LP recorded 11/14/2014 Bates Number BANA0183 - 0186 BANA0187 - 0212 BANA0213 - 0214 BANA0215 - 0243 BANA0244 - 0257 BANA0258 - 0259 BANA0260 - 0262 BANA0263 - 0264 BANA0265 - 0267 BANA0268 - 0269 BANA0270 - 0273 BANA0274 BANA0275 - 0276 BANA0277 - 0278 BANA0279 - 0284 BANA0285 BANA0286 - 0288 BANA0289 - 0292 InvitationHomes00016 00223 BANA0293 – 0297 BANA0297 – 0299 LVDG objects to Exhibits 45 to 66, which is the evidence related to the tender futility defense which is the subject of a pending Motion For Leave To Allow Additional Evidence And Witnesses (Doc. 185). Depending upon the manner in which said Motion is resolved, LVDG reserves the right to likewise list additional documents of the sort which the Defendants propose to add pursuant to their Motion. 2 Page 10 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 11 of 20 1 24 2 25 3 4 5 6 28 29 8 30 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 27 7 9 GERRARD, COX & LARSEN 26 11 12 13 31 32 33 34 14 35A 15 35-B 16 35C 35D 36 37 38 17 18 19 20 21 22 23 24 25 41 27 42 BANA(DUMLAO) 03750390 IH00408 IH00409 - 0426 BANA0300 - 0374 BANA(DUMLAO) 0001 – 0111 BANA(DUMLAO) 0112 0113 HOA Lawyers Group Title Report dated October 19, 2010 BANA(DUMLAO) 0114 – 0169 TRI Title Report dated October 20, 2010 and Evidence of Mailing of HOA NOD Status Report - HOA Lawyers Group BANA(DUMLAO) 0170 0178 BANA(DUMLAO) 0179 Casa Blanca Mortgage, Inc. documents on California Secretary of State's Website IndyMac Bank - Google Search Results FDIC Press Release on IndyMac Bank THR Nevada II, LP Ownership Package 07/22/19 LVDG’s Responses to BOA’s First Set of Request 39 for Admissions THR Nevada II Responses to BOA’s First Set of 40-1 Interrogatories THR Nevada II Responses to BOA’s First Set of Request for 40-2 Admissions THR Nevada II Responses to BOA’s First Set Request for 40-3 Production of Documents Expert Witness Reports (Lubawy/107 sale) 40-4 26 28 Grant Bargain Sale Deed to 2014-3 IH Property Holdco, LP recorded 11/14/2014 Grant Bargain Sale Deed to 2014-3 IH Equity Owner, LP recorded 11/14/2014 Grant Bargain Sale Deed to 2014-3 IH Borrower, LP recorded 11/14/2014 Deed of Trust to German American Capital, recorded 11/14/2014 Assignment of Deed of Trust to Christiana Trust, recorded 06/17/2014 Grant Bargain Sale Deed to THR Nevada II, LP, recorded 11/15/2017 Meridian Foreclosure Sale Bid Receipt Preliminary Title Report from Fidelity National Title Agency of Nevada CC&Rs Absolute Collection Services, LLC's Collection File In Response To Bank of America, N.A.'s Subpoena Duces Tecum Certificate of Custodian of Record for Alessi & Koenig, LLC and HOA Lawyers Group Expert Witness Report (Lubawy/116 sale) Expert Witness Report (Dugan) Page 11 of 20 BANA0391 - 0396 IH00306 – 0307 IH00308 – 0312 IH00313 – 00407 LUBAWY000001000015 LUBAWY000016 – 000029 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 12 of 20 1 43 2 3 44 4 5 6 7 8 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 45 46 47 48 10 49 11 50 12 51 13 14 15 16 52 53 54 17 55 18 56 19 57 20 58 21 22 23 24 25 26 27 28 59 60 61 62 63 Trustee’s Deed Upon Sale, APN:124-21-412-015, Inst. No.20130131-0002132 Trustee’s Deed Upon Sale, APN: 161-11-112-048, Inst. No. 20130131-0002274 Miles Bauer Bergstrom & Winters, LLP Affidavit (5347 Tipper) (ACS Letter dated June 15, 2010) Miles Bauer Affidavit 06/15/2010 Miles Bauer Bergstrom & Winters, LLP Affidavit (10691 San Palatina) (ACS Letter dated March 4, 2011) Miles Bauer Bergstrom & Winters, LLP Affidavit (4920 Little Cayman) (ACS Letter dated June 6, 2011) Miles Bauer Bergstrom & Winters, LLP Affidavit (2614 White Pine) (ACS Letter dated February 3, 2011) Miles Bauer Bergstrom & Winters, LLP Affidavit (5638 Via Victoria) (ACS Letter dated April 6, 2012) Miles Bauer Bergstrom & Winters, LLP Affidavit (1124 Milpas) (ACS Letter dated July 5, 2012) Miles Bauer Bergstrom & Winters, LLP Affidavit (2117 Summer Lily) (ACS Letter dated July, 26, 2012) Miles Bauer Bergstrom & Winters, LLP Affidavit (8064 Egypt Meadows) (ACS Letter dated September 7, 2012) Miles Bauer Bergstrom & Winters, LLP Affidavit (650 Taliput Palm) (ACS Letter dated September 18, 2012) Miles Bauer Bergstrom & Winters, LLP Affidavit (6552 Coldwater Bay) (ACS Letter dated October 24, 2012) Miles Bauer Bergstrom & Winters, LLP Affidavit (1063 Country Skies)(ACS Letter dated December 11, 2012) Miles Bauer Bergstrom & Winters, LLP Affidavit (7905 Mountain Point)(ACS Letter dated January 2, 2013) Miles Bauer Bergstrom & Winters, LLP Affidavit (7180 North Campbell) (ACS Letter dated February 21, 2013) Miles Bauer Bergstrom & Winters, LLP Affidavit (653 Taliput Palm) (ACS Letter dated March 25, 2013) Deposition Testimony of Kelly Mitchell 30(b)(6) Representative for ACS dated July 11, 2016 (Case # 2:16-cv-00242) Deposition of Kelly Mitchell 30(b)(6) Representative for ACS August 16, 2016 Deposition of Kelly Mitchell 30(b)(6) Representative for ACS January 15, 2019 Deposition of Kelly Mitchell 30(b)(6) Representative for ACS February 6, 2019 Deposition of Kelly Mitchell 30(b)(6) Representative for ACS May 6, 2019 @ 1:46 Page 12 of 20 IH00571 – 0573 IH00574 – 0576 IH00670-IH00679 IH00680-IH00689 IH00690-IH00699 IH00700-IH00707 IH00708-IH00714 IH00715-IH00721 IH00722-IH00729 IH00730-IH00735 IH00736-IH00742 IH00743-IH00749 IH00750-IH00756 IH00757-IH00763 IH00764-IH00782 IH00783-IH00801 IH00838-IH00854 IH00855-IH00861 IH00862-IH00868 IH00869-IH00875 IH00876-IH00938 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 13 of 20 1 64 2 3 65 4 66 5 6 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 IH00939-IH00955) IH00956-IH00970 IH00971-00984 VIII. Electronic evidence: 7 8 pm Deposition of Kelly Mitchell 30(b)(6) Representative for ACS May 6, 2019 @ 3:40 pm Deposition of Kelly Mitchell 30(b)(6) Representative for ACS June 27, 2019 Kelly Mitchell and Rock Jung Trial Testimony, April 3, 2017, Case No. A-13-693205-C The parties have no intention to present electronic evidence for purposes of jury deliberation. This will be a bench trial. The parties reserve the right to present exhibits electronically for the Court. IX. Depositions: The parties reserve the right to use the following deposition transcripts 3: 11 12 A. Charles Schmidt, 30(b)(6) Representative for LVDG, July 11, 2019 13 B. Kelly Mitchell, 30(b)(6) Representative for ACS, July 11, 2019 14 C. Nicole Bowdle, 30(b)(6) Representative for THR2, August 12, 2019 15 D. David Alessi, 30(b)(6) Representative for Alessi & Koenig, LLC, June 4, 2019 16 17 X. Witnesses: 18 The following witnesses may be called by the parties at trial: 19 (a) 1. Jon Jentz and/or Corporate Designee of Plaintiff, LAS VEGAS DEVELOPMENT GROUP, LLC, C/O Roger P. Croteau & Associates, Ltd. 2810 W. Charleston Blvd., #67 Las Vegas, Nevada 89102 20 21 22 23 2. Corporate Designee of Defendant 2014-3 IH EQUITY OWNER, LP, C/O Gerrard Cox & Larsen, 2450 St. Rose Pkwy #200 Henderson, Nevada 89074 24 25 26 27 28 State the names and addresses of LVDG’s witnesses. The following depositions were taken in the instant case. The parties have listed other depositions as evidence in Section VII. 3 Page 13 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 14 of 20 1 2 3 4 5 6 7 8 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 3. Corporate Designee of Defendant, BANK OF AMERICA, NA, C/O Akerman LLP 1635 Village Center Circle, Suite 200 Las Vegas, Nevada 89134 4. Corporate Designee of Defendant MERIDIAN FORECLOSURE SERVICE C/O Diane Burnett, President 9999 Amber Field Street Las Vegas, Nevada 89178 5. Corporate Designee of Defendant THR NEVADA II, LP C/O Gerrard Cox & Larsen 2450 St. Rose Pkwy #200 Henderson, Nevada 89074 6. Corporate Designee of Defendant THR PROPERTY BORROWER LP C/O Gerrard Cox & Larsen 2450 St. Rose Pkwy #200 Henderson, Nevada 89074 7. Corporate Designee of Defendant THR PROPERTY GUARANTOR, LP C/O Gerrard Cox & Larsen 2450 St. Rose Pkwy #200 Henderson, Nevada 89074 8. Corporate Designee of Defendant THR PROPERTY HOLDCO, LP C/O Gerrard Cox & Larsen 2450 St. Rose Pkwy #200 9. Henderson, Nevada 89074Corporate Designee of Defendant 2014-3 IH PROPERTY HOLDCO, LP, C/O Gerrard Cox & Larsen 2450 St. Rose Pkwy #200 Henderson, Nevada 89074 10. Corporate Designee of Defendant 2014-3 IH BORROWER, LP C/O Hutchison & Steffen, PLLC 10080 West Alto Drive, Suite 200 Las Vegas, Nevada 89145 Page 14 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 15 of 20 1 2 3 4 5 6 7 8 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 11. Corporate Designee of Defendant GERMAN AMERICAN CAPITAL CORPORATION C/O Fidelity National Law Group 1701 Village Center Circle, Suite 110 Las Vegas, Nevada 89143 12. Corporate Designee of Defendant CHRISTIANA TRUST C/O Fidelity National Law Group 1701 Village Center Circle, Suite 110 Las Vegas, Nevada 89143 13. Defendant ARNOLD DUMLAO DILAG 913 Antiquity Drive Fairfield, California 94534. 14. Defendant JOCELYN DILAG 913 Antiquity Drive Fairfield, California 94534 15. Corporate Designee of 2017-2 IH Borrower, LP C/O CSC Services of Nevada 2215-B Renaissance Drive Las Vegas, Nevada 89119 16. Corporate Designee of Cascade Homeowners Association, Inc. C/O Level Property Management 8966 Spanish Ridge Avenue, #100 Las Vegas, Nevada 89148 17. Kelly Mitchell and/or Corporate Designee of Absolute Collection Services, LLC, C/O Shane Cox, Esq. 7485 West Azure Drive, Suite 129 Las Vegas, Nevada 89130 18. Corporate Representative of OneWest Bank FSB 888 E. Walnut Street Pasadena, California 91101 19. Any and all witnesses called or listed by any other party to this litigation. (b) State the names and addresses of THR Defendants' witnesses: 1. Corporate Designee for 2014-3 IH BORROWER, LP c/o Hutchison & Steffen, PLLC Page 15 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 16 of 20 1 2 10080 W. Alta Drive, Suite 200 Las Vegas, Nevada 89145 Phone: (702) 667-3000 3 4 5 6 7 8 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 2. Corporate Designee for THR NEVADA II, LP c/o GERRARD COX LARSEN 2450 St. Rose Pkwy., Suite 200 Henderson, Nevada 89074 Phone: (702) 796-4000 3. Corporate Designee for THR PROPERTY BORROWER, LP c/o GERRARD COX LARSEN 2450 St. Rose Pkwy., Suite 200 Henderson, Nevada 89074 Phone: (702) 796-4000 4. Corporate Designee for THR PROPERTY GUARANTOR, LP c/o GERRARD COX LARSEN 2450 St. Rose Pkwy., Suite 200 Henderson, Nevada 89074 Phone: (702) 796-4000 5. Corporate Designee for THR PROPERTY HOLDCO, LP c/o GERRARD COX LARSEN 2450 St. Rose Pkwy., Suite 200 Henderson, Nevada 89074 Phone: (702) 796-4000 6. Corporate Designee for 2014-3 IH PROPERTY HOLDCO, LP c/o GERRARD COX LARSEN 2450 St. Rose Pkwy., Suite 200 Henderson, Nevada 89074 Phone: (702) 796-4000 7. Corporate Designee for 2014-3 IH EQUITY OWNER, LP c/o GERRARD COX LARSEN 2450 St. Rose Pkwy., Suite 200 Henderson, Nevada 89074 Phone: (702) 796-4000 8. Corporate Designee for LAS VEGAS DEVELOPMENT GROUP, LLC c/o ROGER P. CROTEAU & ASSOCIATES, LTD. 2810 W. Charleston Blvd. #67 Las Vegas, Nevada 89102 Phone: (702) 254-7775 Page 16 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 17 of 20 9. Corporate Designee for CASCADE HOMEOWNERS ASSOCIATION, INC. c/o Level Property Management 8966 Spanish Ridge Avenue #100 Las Vegas, Nevada 89148 1 2 3 10. Corporate Designee for BANK OF AMERICA, N.A. c/o Akerman, LLP 1635 Village Center Circle, Suite 200 Las Vegas, Nevada 89134 Phone: (702) 634-5000 4 5 6 7 11. Corporate Designee for MORTGAGE ELECTRONIC REGISTRATION SYSTEMS P.O. Box 2026 Flint, MI 48501-2026 Phone: (888) 679-MERS 8 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 12. Kelly Mitchell ABSOLUTE COLLECTION SERVICES, LLC 6440 Sky Pointe Dr., Ste 140-Box 154 Las Vegas, Nevada 89131 Phone: (702) 531-3394 11 12 13 13. David Alessi c/o HOA Lawyers Group, LLC 9500 W. Flamingo Road Las Vegas, Nevada 89147 14 15 4 14. Charles Schmidt c/o ROGER P. CROTEAU & ASSOCIATES, LTD. 2810 W. Charleston Blvd. #67 Las Vegas, Nevada 89102 Phone: (702) 254-7775 16 17 18 15. Jocelyn Dilag Address Unknown 19 20 16. Arnold Dumlao Dilag Address Unknown 21 17. Nicole Bowdle Invitation Homes c/o GERRARD COX LARSEN 2450 St. Rose Pkwy., Suite 200 Henderson, Nevada 89074 Phone: (702) 796-4000 22 23 24 25 26 27 28 LVDG has advised the other parties that its FRCP 30(b)(6) witness at the time LVDG was deposed, Charles Schmidt, has died and thus will be unavailable for trial. Another corporate designee will be available for trial. The Defendants intend to use Mr. Schmidt’s deposition at the trial as permitted by FRCP 32(a)(3)&(4). 4 Page 17 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 18 of 20 18. Corporate Designee for INVITATION HOMES c/o GERRARD COX LARSEN 2450 St. Rose Pkwy., Suite 200 Henderson, Nevada 89074 Phone: (702) 796-4000 1 2 3 4 19. R. Scott Dugan, SRA R. Scott Dugan, Appraisal Company, Inc. 8930 West Tropicana Avenue, Suite 1 Las Vegas, Nevada 89147 Phone: (702) 876-2000 5 6 7 20. Corporate Designee for ABSOLUTE COLLECTION SERVICES, LLC 6440 Sky Pointe Dr., Ste 140 – Box 154 Las Vegas, NV 89131 Phone: (702)531-3394 8 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 21. Doug Miles. Esq. or another Corporate Designee for Miles Bauer Bergstrom & Winters, LLP 575 Anton Road, Suite 300 Costa Mesa, CA 92626 Phone: (714) 432-6503 11 12 13 22. Rock K. Jung, Esq. Wright, Finlay, & Zak, LLP 7785 W. Sahara Ave., Suite 200 Las Vegas, NV 89117 Phone: (702) 475-7964 14 15 16 18 23. Adam Kendis Miles Bauer Bergstrom & Winters, LLP 1231 East Dyer Road, Suite 100 Santa Ana, CA 92705 19 24. Any and all witnesses identified by any other party to this litigation. 17 20 XI. 21 22 Motions in Limine: To date, no party has filed any motions in limine. XII. Trial Dates: 23 The attorneys or parties have met and jointly offer these trial dates: week of February 13, 2023, 24 week of March 13, 2023, or week of April 17, 2023. It is expressly understood by the undersigned that 25 the Court will set the trial of this matter on one of the agreed-upon dates if possible; if not, the trial will 26 be set at the convenience of the Court's calendar. 27 28 Page 18 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 19 of 20 1 2 XIII. Trial Length: It is estimated that the trial will take a total of 3 - 5 days. 3 4 5 6 7 8 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 11 12 13 14 15 16 17 18 19 20 APPROVED TO AS TO FORM AND CONTENT: AKERMAN, LLP ROGER P. CROTEAU & ASSOCIATES, LTD. /s/ DISMISSED FROM CASE MELANIE MORGAN, ESQ. Nevada Bar No. 8215 SCOTT R. LACHMAN, ESQ. Nevada Bar No. 12016 1635 Village Center Circle, Suite 200 Las Vegas, Nevada 89134 /s/ Timothy E. Rhoda, Esq. ROGER P. CROTEAU, ESQ. Nevada Bar No. 4958 TIMOTHY E. RHODA, ESQ. Nevada Bar No. 7878 2810 W. Charleston Boulevard, Suite 67 Las Vegas, NV 89102 Attorneys for Bank of America, N.A. Attorneys for Las Vegas Development Group, LLC HUTCHINSON & STEFFEN, PLLC GERRARD, COX & LARSEN /s/ Douglas D. Gerrard, Esq. DOUGLAS D. GERRARD, ESQ. Nevada Bar No. 4613 ZAHAVA M. LIEBERMAN, ESQ. Nevada Bar No. 15953 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 /s/ Todd Prall, Esq. JOHN T. STEFFEN, ESQ. Nevada Bar No. 4390 TODD PRALL, ESQ. Nevada Bar No. 9154 Peccole Professional Park 10080 W. Alta Drive, Suite 200 Las Vegas, NV 89145 Attorneys for 2014-13 IH Equity Owner, LP, THR Nevada II, LP, THR Property Borrower, Attorneys for 2014-3 IH Borrower LP, THR Property Guarantor, LP, THR Property Holdco, LP, and 2014-3 IH Property Holdco, LP 21 22 23 24 25 26 27 28 Page 19 of 20 Case 2:15-cv-00917-GMN-NJK Document 191 187 Filed 12/07/22 11/18/22 Page 20 of 20 ORDER 1 2 3 4 5 6 7 8 Action By the Court: 4/24/23 at 8:30 a.m. This case is set for court/jury trial on the fixed/stacked calendar on _________________. Calendar call will be held on _______________________________________________. 4/18/23 at 9:00 a.m. in Courtroom 7D This pretrial order has been approved by the parties to this action as evidenced by their signatures or the signatures of their attorneys hereon, and the order is hereby entered and will govern the trial of this case. This order may not be amended except by court order and based upon the parties' agreement or to prevent manifest injustice. 10 2450 St. Rose Parkway, Suite 200 Henderson, NV 89074 O:(702)796-4000 F:(702)796-47848 GERRARD, COX & LARSEN 9 11 12 13 ______________________________________ UNITED STATES DISTRICT JUDGE December 7, 2022 DATED: ________________ 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Page 20 of 20

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