The deed said $10. Land records showed $62 million. Now a lender wants answers
A lender claims a $62 million Florida property was sold out from under it — and nobody told them it was happening.
US Income Partners, LLC filed a federal complaint on March 5, 2026, in the Middle District of Florida, accusing CH Realty X-Hilltop MF Tampa Mystic Pointe Holdings, L.L.C., Acore Capital Mortgage, LP, and JLL Real Estate Capital, LLC of participating in what it calls a fraudulent transfer of a property at 2670 Aventura Boulevard and 2770 Mystic Pointe Pkwy in Land O'Lakes, Florida (US Income Partners, LLC v. CH Realty X-Hilltop MF Tampa Mystic Pointe Holdings, L.L.C., et al., Case No. 8:26-cv-00591, M.D. Fla.).
The dispute traces back to 2018, when US Income Partners loaned $10 million to Cypress Pointe FL Holdings, LLC. As collateral, all six of Cypress Pointe's members assigned 100 percent of their membership interests in the entity to the lender. According to the complaint, after Cypress Pointe defaulted on the loan, US Income Partners became the rightful owner of those interests and held the sole right to control the entity and all decisions about disposing of the property.
The outstanding debt has since grown past $30 million, the complaint alleges, when factoring in unpaid principal, interest, expenses, and fees.
Then, on May 22, 2024, the complaint alleges that Cypress Pointe and a related entity, Mystic Pointe FL, LLC, sold the property to CH Realty — without notifying US Income Partners or obtaining its consent. According to the complaint, the sellers had no authority to make that deal.
Here is where the story gets particularly interesting for anyone in the real estate business. The Special Warranty Deed recorded the sale for just $10 in stated consideration. Florida land records, however, indicate the property sold for $62 million. The complaint alleges the property was either transferred without fair consideration, or the proceeds were secreted to the individual members of the selling entities.
The complaint also alleges that Acore Capital Mortgage assigned its more than $40 million mortgage on the property to JLL Real Estate Capital for no consideration, with no documentary stamp taxes paid. According to the filing, that conduct allowed the sellers to secretly transfer the property without notice to US Income Partners.
What may raise the most eyebrows across the real estate industry is the allegation that CH Realty and JLL never conducted a title search, abstract, or pending litigation search before closing. The complaint contends that even a reasonable search would have turned up a lawsuit over the debt, control of the seller entity, and the property that had been pending for four years. It also would have flagged a prior federal case in the same district involving Acore and the same property.
Adding another layer, the complaint alleges the Special Warranty Deed was prepared by the seller's own litigation counsel in the pending New York case — someone who, according to the filing, was fully aware of the competing claims, the membership interest assignments, and the contractual restrictions on any sale.
US Income Partners is pressing three claims: fraudulent transfer under Florida law against CH Realty and JLL, unjust enrichment against CH Realty, and aiding and abetting fraud against Acore. It is seeking to unwind the sale, attach the property, and recover damages exceeding $75,000, with a jury trial requested.
No defendant has yet responded. The case remains at the complaint stage.
