Inlet Beach Capital Investments LLC v. Federal Deposit Insurance Corporation , 778 F.3d 904 ( 2014 )


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  •          Case: 13-14486   Date Filed: 11/12/2014   Page: 1 of 11
    [PUBLISH]
    IN THE UNITED STATES COURT OF APPEALS
    FOR THE ELEVENTH CIRCUIT
    ________________________
    No. 13-14486
    ________________________
    D.C. Docket No. 5:13-cv-00021-RS-CJK
    INLET BEACH CAPITAL INVESTMENTS, LLC,
    US 98 CAPITAL INVESTMENTS, LLC,
    DAVID R. PEARSON,
    Plaintiffs - Appellants,
    versus
    FEDERAL DEPOSIT INSURANCE CORPORATION,
    as receiver for Peoples First Community Bank
    Panama City, Florida,
    a.k.a. FDIC,
    Defendant - Appellee.
    ________________________
    Appeal from the United States District Court
    for the Northern District of Florida
    ________________________
    (November 12, 2014)
    Case: 13-14486       Date Filed: 11/12/2014        Page: 2 of 11
    Before WILSON and ROSENBAUM, Circuit Judges, and HUCK, * District
    Judge.
    HUCK, District Judge:
    Appellants Inlet Beach Capital Investments, LLC, US 98 Capital
    Investments, LLC, and David R. Pearson (collectively, Appellants) appeal
    from the district court’s order entering final judgment in favor of Appellee,
    the Federal Deposit Insurance Corporation as Receiver (FDIC-R), following
    the district court’s dismissal of Appellants’ Amended Complaint. 1 While
    Appellants raise numerous and complex issues on appeal, our determination
    that the limitation of remedies provision in the parties’ purchase contract is
    enforceable disposes of the case.2 Accordingly, we AFFIRM the district
    court’s ruling.
    I.       BACKGROUND
    This case arises from contracts to purchase real estate. The real estate
    is approximately forty acres of land in Panama City Beach, Florida, formerly
    owned by Peoples First Community Bank. This real estate consists of two
    parcels, a commercial parcel and a residential parcel. The residential parcel
    *
    Honorable Paul C. Huck, United States District Judge for the Southern District of
    Florida, sitting by designation.
    1
    It is not clear why US 98 and Pearson are designated as Appellants because only
    Inlet Beach’s contract claims are at issue. The district court’s dismissal of the remaining
    claims has not been appealed.
    2
    Indeed, Appellants conceded at oral argument that Inlet Beach could not prevail
    if this Court finds the remedies limitation provision enforceable.
    2
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    contains fifty-three lots. After the bank failed, the FDIC-R was appointed as
    its receiver, and took control of the bank’s assets.
    Appellants, plaintiffs below, consist of David Pearson, a developer,
    and two entities that he owns and controls as managing member: Inlet Beach
    Capital Investments, LLC and US 98 Capital Investments, LLC. Appellants
    contracted to purchase both parcels of land. Inlet Beach was the purchasing
    party to the residential property contract (the Inlet Beach Contract). Inlet
    Beach also entered into a contract for the purchase of the commercial
    property, but later assigned the contract to US 98 (the US 98 Contract). The
    purchase price was $1,203,000 for the residential parcel and $635,000 for
    the commercial parcel.
    Prior to closing on the US 98 Contract, Appellants discovered an error
    in the legal description of the commercial parcel. Specifically, the
    commercial parcel’s description erroneously included twenty-one of the
    residential lots and a private access road, both of which were pledged in the
    residential contract. The parties closed on the commercial parcel despite the
    erroneous description.
    In order to close on its residential contract, Inlet Beach demanded that
    the FDIC-R reacquire the portion of the residential parcel that had been
    mistakenly included in and conveyed with the commercial parcel.
    3
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    Ultimately, given Inlet Beach’s demand, this proposed resolution would
    have resulted in a net payment from the FDIC-R to Appellants in exchange
    for the two parcels. 3 Not surprisingly, the FDIC-R refused Inlet Beach’s
    demand to reacquire the residential property on those terms and the parties
    could not close on the Inlet Beach Contract.
    In accordance with the administrative procedure set forth in the
    Financial Institution Reform and Recovery Enforcement Act (“FIRREA”),
    Appellants filed a joint Proof of Claim, asserting numerous claims. After
    the FDIC-R denied the claims, Appellants filed a seven-count Complaint in
    the district court alleging three contract claims (for damages and specific
    performance) based on the Inlet Beach Contract, three tort claims, and a
    claim for punitive damages and attorneys’ fees. Appellants amended their
    complaint to add the FDIC in its corporate capacity as a defendant.
    Thereafter, the district court granted the FDIC-R’s motion to dismiss
    all of Appellants’ claims. The court held that Inlet Beach’s contract claims
    were barred by the Inlet Beach Contract’s remedies limitation. The court
    also held that Appellants’ tort claims and claims for punitive damages and
    
    3 U.S. 98
    paid $635,000 for the commercial property, and Inlet Beach agreed to pay
    $1,203,000 for the residential property, for a total of $1,838,000. Inlet Beach demanded
    the FDIC-R pay US 98 $2,625,000 for the portion of the residential parcel that was
    conveyed with the commercial parcel. Thus, Pearson’s entities demanded that the FDIC-
    R pay them $787,000, plus convey both parcels to the entities.
    4
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    attorneys’ fees were barred by the Federal Tort Claims Act. 4 After
    dismissing all claims against the FDIC-R, the district court entered final
    judgment in favor of the FDIC-R.
    II.       STANDARD OF REVIEW
    This Court reviews de novo a district court’s entry of final judgment.
    Maytronics, Ltd. v. Aqua Vac Sys., Inc., 
    277 F.3d 1317
    , 1320 (11th Cir.
    2002). The district court dismissed all of Appellants’ claims and entered a
    final judgment in favor of the FDIC-R. The court dismissed the Inlet Beach
    contract counts for failure to state a claim. We review de novo a district
    court’s grant of a motion to dismiss for failure to state a claim. Hill v. White,
    
    321 F.3d 1334
    , 1335 (11th Cir. 2003) (per curiam).          “[W]e may affirm a
    decision of the district court on any adequate ground, even if it is other than
    the one on which the court actually relied.” Armstrong v. Friduss, 138 F.
    App’x 189, 194 (11th Cir. 2005) (per curiam) (internal quotation marks
    omitted).
    III.      ANALYSIS
    Inlet Beach’s contract claims are barred by the Inlet Beach Contract’s
    remedies limitation provision. 5 Despite Inlet Beach’s argument to the
    4
    As indicated in footnote 1, Appellants did not address dismissal of their tort
    claims and have acknowledged that they have waived those claims. See Access Now, Inc.
    v. Sw. Airlines Co., 
    385 F.3d 1324
    , 1330 (11th Cir. 2004).
    5
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    contrary, the remedies limitation provision does not lack mutuality and is
    therefore enforceable.
    “Parties may contractually limit damages for breach.” Ament v. One
    Las Olas, Ltd., 
    898 So. 2d 147
    , 151 (Fla. Dist. Ct. App. 2005). A remedies
    limiting provision is enforceable, unless it contains “an unreasonable
    disparity in remedy alternatives available to” the parties. Terraces of Boca
    Assocs. v. Gladstein, 
    543 So. 2d 1303
    , 1304 (Fla. Dist. Ct. App. 1989).
    Here, the remedies limiting provision does not contain such an unreasonable
    disparity.
    Section 11 of the Inlet Beach Contract limits the FDIC-R’s remedies
    by providing that if the “Purchaser defaults in the performance of its
    obligations hereunder or refuses or fails to consummate the purchase of the
    [p]roperty,” the FDIC-R, “as its sole and exclusive remedy,” may terminate
    the Contract and “shall be entitled to retain the Earnest Money as liquidated
    damages.” The provision further provides, “[n]otwithstanding the foregoing,
    5
    In addition to the remedies limitation provision, Inlet Beach’s claim for specific
    performance is barred by 12 U.S.C. § 1821(j), which provides: “Except as provided in
    this section, no court may take any action . . . to restrain or affect the exercise of powers
    or functions of the [FDIC] as a conservator or a receiver.” We have previously ruled an
    award of specific performance “would ‘restrain or affect’ the [FDIC-R] in the exercise of
    its statutory powers.” RPM Invs., Inc. v. Resolution Trust Corp., 
    75 F.3d 618
    , 621 (11th
    Cir. 1996) (per curiam). Further, Inlet Beach’s claim for specific performance is barred
    because it was not included in Inlet Beach’s proof of claim. See Stamm v. Paul, 
    121 F.3d 635
    , 642 (11th Cir. 1997) (holding that claimants must exhaust their administrative
    remedies before they seek relief in court).
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    in the event of any other default by Purchaser under this Agreement, Seller
    shall have any and all rights and remedies available at law or in equity by
    reason of such default.” (Inlet Beach Contract § 11(a) (emphasis added).)
    Section 11 also limits Inlet Beach’s remedies, providing that if the
    “Seller fails to perform its obligations hereunder or refuses or fails to
    consummate the sale of the Property . . . then Purchaser, as its sole and
    exclusive remedy, shall have the right to terminate this Agreement.” In that
    case, Inlet Beach is entitled to the return of its earnest money and “Seller
    shall reimburse Purchaser for its reasonable out-of-pocket expenses incurred
    in connection with this transaction prior to such default up to the maximum
    amount of ONE THOUSAND AND NO/100 DOLLARS ($1,000).” Section
    11 further provides that “[i]n no event shall Seller be liable to Purchaser for
    any other actual, punitive, speculative, or consequential damages, nor shall
    Purchaser be entitled to bring a claim to enforce specific performance of this
    Agreement.”
    Inlet Beach contends that the remedies limitation in Section 11 is
    unenforceable due to lack of mutuality. Inlet Beach posits that Section 11
    limits its remedies for the FDIC-R’s failure to consummate the Inlet Beach
    Contract to the return of its earnest money and up to $1,000 in out-of-pocket
    costs while allowing the FDIC-R all “rights and remedies available at law or
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    in equity by reason” of Inlet Beach’s failure to consummate the Contract,
    presumably including actual damages or specific performance. Inlet Beach
    misconstrues the effect of Section 11 by concluding that the FDIC-R still
    retains all potential remedies arising out of Inlet Beach’s breach of its
    obligation to purchase the residential parcel. Apparently, Inlet Beach
    interprets the “all rights and remedies available” provision as applying to its
    obligation to consummate the purchase. We disagree.
    We interpret the provision relating to the FDIC-R’s remedies as
    addressing two distinct breaches by Inlet Beach: a breach of its obligation to
    consummate the purchase of the residential property, and a breach by Inlet
    Beach of any other of its obligations under the Inlet Beach Contract.6 As a
    result, the FDIC-R’s more expansive remedies do not apply to Inlet Beach’s
    failure to purchase, but rather are limited to “any other default by Purchaser
    under this Agreement.” (Inlet Beach Contract §11(a) (emphasis added).)
    Indeed, a number of the Contract’s terms create Inlet Beach’s obligations,
    including post-closing obligations, the breach of which would properly be
    6
    To the extent that Inlet Beach contends that the remedies limitation provision
    appears to contain seemingly conflicting remedies available to the FDIC-R, we disagree.
    We reasonably construe the provision so that its terms are not in conflict and reflect the
    obvious intent of the parties. Even if Inlet Beach’s contention were correct, “it is the duty
    of the court wherever possible to construe apparently conflicting provisions of a contract
    so that the provisions do not conflict.” Berwick Corp. v. Kleinginna Inv. Corp., 
    143 So. 2d
    684, 688 (Fla. Dist. Ct. App. 1962); see also Meyer v. Caribbean Interiors, Inc., 
    435 So. 2d 936
    , 938 (Fla. Dist. Ct. App. 1983).
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    construed as “any other default.” (See, e.g., Inlet Beach Contract §§ 4(b),
    6(b)(ii), 6(b)(iv), 6(d).)
    Under the Inlet Beach Contract, if Inlet Beach breached its obligation
    to consummate the purchase of the residential property, the FDIC-R’s “sole
    and exclusive remedy” would be to terminate the Contract and retain Inlet
    Beach’s earnest money. Thus, the FDIC-R is, as is Inlet Beach, precluded
    from obtaining actual damages or specific performance. This agreed-to
    tradeoff is not unreasonable under the circumstances. Therefore, the
    remedies limitation provision does not lack mutuality and is enforceable.
    Moreover, cases upon which Inlet Beach relies for its lack of
    mutuality argument are inapplicable because, in each of those cases, the
    purchaser’s remedy was limited to the return of its deposit, without recovery
    of any out-of-pocket expenses. See Hackett v. J.R.L. Dev., Inc., 
    566 So. 2d 601
    (Fla. Dist. Ct. App. 1990); Terraces of 
    Boca, 543 So. 2d at 1303
    ; Ocean
    Dunes of Hutchinson Island Dev. Corp. v. Colangelo, 
    463 So. 2d 437
    (Fla.
    Dist. Ct. App. 1985); Blue Lakes Apartments, Ltd. v. George Gowing, Inc.,
    
    464 So. 2d 705
    (Fla. Dist. Ct. App. 1985). Here, however, the remedies
    provision permits Inlet Beach to recover an additional $1,000 of out-of-
    pocket expenses. Similarly, in Ament, Florida’s Fourth District Court of
    Appeal held that a provision limiting a purchaser’s remedies to the refund of
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    its deposit and recovery of all out-of-pocket damages was enforceable. See
    
    Ament, 898 So. 2d at 150
    .
    In addition, in those cases upon which Inlet Beach relies, the sellers
    retained far more rights than the FDIC-R retained under the Inlet Beach
    Contract. For example, in Hackett, the seller retained the option to either
    cancel the contract and retain the deposit as liquidated damages, or to
    enforce the agreement and seek actual damages or specific performance.
    See 
    Hackett, 566 So. 2d at 602
    . Likewise in Terraces of Boca and Ocean
    Dunes, the sellers were not precluded from pursuing equitable or legal
    remedies as opposed to retaining only the buyers’ deposit. See Terraces of
    
    Boca, 543 So. 2d at 1303
    ; Ocean 
    Dunes, 463 So. 2d at 440
    . In this case
    however, if Inlet Beach failed to consummate the purchase, the FDIC-R’s
    “sole and exclusive remedy” was terminating the Inlet Beach Contract and
    retaining the earnest money, thus foregoing the option of enforcing the
    Contract and seeking actual damages or specific performance.
    Here, as pertaining to the underlying dispute—the failure to
    consummate the sale of the residential property—the parties’ respective
    remedies are not unreasonably disparate, and thus, there is no lack of
    mutuality. Therefore, this Court holds that the Inlet Beach Contract’s
    remedies provision is enforceable and affirms the district court’s dismissal
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    of Inlet Beach’s contract claims. We also affirm the district court’s
    dismissal of the other claims, which were not appealed.
    AFFIRMED.
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