Case Overview
This is a real estate litigation and eviction case in Palm Beach County, Florida. Reward Florida LLC (as Trustee of the Lareece Long Family Florida Land Trust) obtained the property at 8155 Cypress Point Road, West Palm Beach, FL 33412 and entered into a stipulated agreement with the occupant, Melde De Rutledge Jr, requiring him to purchase the property by a set deadline or vacate.
After three separate stipulation agreements (each giving Rutledge additional time and requiring payments), a final deadline of March 1, 2026 was set. Rutledge failed to close by that deadline and was declared in default on March 6, 2026.
The case then moved to court for enforcement. Rutledge retained attorney Philippe Revah and filed an opposition. The judge ruled the case must be transferred to circuit court. The occupant is expected to vacate by late April 2026, with the property expected to sell around May 2026.
Case Number
50-2025-CC-018057-XXXA-NB
Court
15th Judicial Circuit, Palm Beach County
Property Value
~$628,000
Property Details
Address
8155 Cypress Point Road
City/State
West Palm Beach, FL 33412
Title File #
26-157 (Co-Op Title)
Seller Entity
Reward Florida LLC, Trustee of the Lareece Long Family Florida Land Trust
Buyer Entity (Trust)
Falcon Axos Financial LLC, as Trustee of the Florida Cypress Point Road Land Trust (dated Feb 20, 2026)
Buyer LLC EIN
41-4596164
Trust Beneficiary
David Rutledge
HOA
No right of first refusal
Key Parties
Eden Sade
CEO, ASAP Cash Home Buyers (Seller's Representative)
eden@asapcashhomebuyers.com
Managing the transaction on behalf of the seller. Declared the buyer's default on March 6, 2026.
Brian P. Kowal, Esq.
Seller's Attorney
bpkowal@gmail.com
Law Office of Brian P. Kowal, PA. Drafted and recorded stipulation agreements. Represents the seller in court.
Aaron Schneider
Closing Agent, Co-Op Title Agency of Florida
Aaron@cooptitle.com
Handled title, closing documents, trust setup, and coordinated with all parties. Worked with Chris Meadows.
Melde De Rutledge Jr ('Mel')
Buyer / Defendant / Occupant
SeniorSecured@gmail.com
The individual who was supposed to purchase the property. Failed to close by the March 1, 2026 deadline and was declared in default.
Philippe Revah, Esq.
Rutledge's Attorney (retained March 2026)
phil@revahlaw.com
Filed Notice of Appearance and Response in Opposition on March 22, 2026.
Jocelyn Cruz
Transaction Coordinator, ASAP Cash Home Buyers
jocelyn@asapcashhomebuyers.com
Coordinated with title company, provided entity documents, managed day-to-day closing logistics.
Chris Meadows
Co-Closing Agent, Co-Op Title
chris@cooptitle.com
Worked alongside Aaron Schneider. Spoke with Eden and Mel about trust structure.
J. Gorden Legal
Additional Legal Counsel
jg@jgordenlegal.com
Received court documents from Eden on March 31, 2026.
Complete Timeline
Click “View Email” on any entry to expand the full email content inline.
Nov 16, 2025
First Stipulation Agreement
Brian Kowal sends the initial Stipulation Agreement (drafted between the seller and Rutledge) to Eden Sade for review.
View Email #1
Law Office of Brian P. Kowal, PA 7351 Wiles Road, Suite 103 Coral Springs, Florida 33067
Attachments
Nov 17, 2025
Stipulation Executed via DocuSign
All parties sign the first Stipulation Agreement through DocuSign.
View Email #2
All parties have completed Complete with Docusign: STIPULATION AGREEMENT.docx.
Attachments
Dec 2, 2025
Second Stipulation Drafted
Rutledge requested an extension. In exchange, he paid $7,000 that day with $4,000 more due that Friday. Eden sends a skeleton of the Second Stipulation to Brian Kowal for legal language review.
View Email #3
Hi Brian, Attached below is a short skeleton for the Second Stipulation. He requested an extension, and in exchange he paid $7,000 today and will pay another $4,000 this Friday. The only changes needed from the original stipulation are the new move-out date and the payment terms. Please review, tighten the legal language, and prepare the final version for execution. Let me know if you need anything clarified.
Attachments
Dec 2, 2025
Second Stipulation Finalized
Brian Kowal reviews, finalizes, and returns the executed Second Stipulation Agreement (PDF).
View Email #4
Law Office of Brian P. Kowal, PA 7351 Wiles Road, Suite 103 Coral Springs, Florida 33067
Attachments
Dec 2, 2025
$500 Zelle Payment from Rutledge
Wells Fargo confirms Melde Rutledge sent $500 via Zelle to Eden's account (memo: '8155 Deposit').
Jan 11, 2026
Third & Final Stipulation Drafted
Eden sends Brian Kowal the Term Sheet and a draft Stipulation Settlement Agreement for Case No. 502025CC018057XXXANB. Includes proposed final terms.
View Email #5
Brian, good evening. Please see the attached documents: 1. Term sheet 2. Draft agreement prepared based on the term sheet. I'd appreciate your review and suggested edits to the attached agreement. If you think it's better to start from scratch, that's fine as well. My preference is to use the draft I prepared as the baseline where possible.
Attachments
Jan 13, 2026
Attorney Approves Final Agreement
Brian Kowal reviews the Third & Final Stipulation and responds: 'This is tremendous. It doesn't need any revisions.'
View Email #6
Eden, This is tremendous. It doesn't need any revisions.
Attachments
Jan 16, 2026
All Stipulations Executed & Sent for Recording
Eden sends Brian all four executed documents: (1) First Stipulation, (2) Second Stipulation, (3) Letter of Intent, (4) Third & Final Stipulation. Asks Brian to record the 2nd and 3rd stipulations.
View Email #7
Brian see attached: 1. First stipulation 2. Second Stipulation 3. Letter of Intent 4. Third & Final Stipulation. All executed. Can you record the 2nd and 3rd stipulations please.
Attachments
Jan 20, 2026
Court Service Documents Filed
Florida Courts E-Filing Portal serves documents in Case No. 502025CC018057XXXANB. Brian Kowal forwards to Eden.
View Email #8
Forwarded from eservice@myflcourtaccess.com Filing #239834847 Filing Time: 01/20/2026 10:58:27 AM ET Filer: Brian P Kowal Documents filed: - 2nd Stipulation.pdf - Third and Final Stipulation.pdf E-served to Brian P Kowal. Court: Fifteenth Judicial Circuit, Palm Beach County.
Feb 10, 2026
Title Company Opens File
Aaron Schneider at Co-Op Title sends initial closing package to Mel Rutledge (File 26-157). Brian forwards it to Eden asking 'Is this spam?' — confirming the closing process has formally begun.
Feb 10, 2026
Stipulations Forwarded to Title
Eden forwards all stipulation documents to Aaron Schneider at Co-Op Title for reference.
View Email #9
See below. (Forwarded the Jan 16 email with all 4 stipulation documents.)
Attachments
Feb 11, 2026
Title Company Follow-Up
Aaron sends FOLLOW UP email to Mel (cc'ing Eden), requesting buyer info sheet completion. Notes buyer may want to close via a Trust.
Feb 12, 2026
Phone Call & Deadline Confirmed
Aaron speaks with Mel by phone. Three items flagged: (1) how buyer takes title, (2) land survey needed?, (3) cash or loan? Contract deadline: March 1, 2026 (Sunday). Target closing: Feb 27. 'Time is of the essence.'
Feb 12, 2026
Eden Clarifies Title Options
Eden tells Mel he can take title via new trust, existing trust, LLC, or corporation. Confirms HOA has no right of first refusal.
Feb 17, 2026
Trust Structure Discussed
Chris Meadows speaks with Eden, then emails Mel: plan is to create '8155 Cypress Point Land Trust' with Mel's new LLC as Trustee. Mel needs to create the LLC first.
Feb 17, 2026
Mel Calls Co-Op Title
Chris Meadows reports: 'Melde De Rutledge, Jr. called — 561-723-8155. Somebody called him and told him that a Trust was already approved.' Chris tells Aaron to call him back.
Feb 18, 2026
Buyer Info Sheet Received
Completed Buyer Information Sheet arrives showing buyer entity: Falcon Axos Financial LLC. Aaron requests operating agreement, articles, EIN, member info.
Feb 19, 2026
Entity Documents Submitted
Jocelyn sends the Operating Agreement for Falcon Axos Financial LLC (dated Feb 19, 2026) to Aaron. Confirms Seller Info Sheet was submitted Feb 17.
Feb 20, 2026
Trust Agreement Finalized
Aaron proposes full vesting name. Jocelyn confirms trust details: Beneficiary = David Rutledge, Successor Trustee = Charles Lovely, Holder of Power = David Rutledge. Mel will get a mortgage (not cash). Aaron drafts preliminary Trust Agreement. Jocelyn approves: 'Looks good. Please send it to Mel.'
Feb 23, 2026
Trust Agreement Sent to Buyer
Aaron sends executed trust agreement to Mel and urges: 'Please connect us with lender ASAP to start the process with them to close.'
Feb 24, 2026
No Response from Buyer
Aaron follows up to Mel: 'Following up on the lender contact info. Was trust executed and provided to lender?' No response received.
Mar 2, 2026
DEADLINE DAY — No Closing
Aaron follows up again: 'Is the buyer still moving forward? We have not heard from any lender or received the executed trust agreement.' Eden formally states: 'The buyer has until the end of today to close. If they do not close by the end of the day, they will be in default. The seller remains ready, willing, and able.'
View Email #10
Law Office of Brian P. Kowal, PA 7351 Wiles Road, Suite 103 Coral Springs, Florida 33067
Attachments
Mar 2, 2026
Last-Minute EIN Request
Mel calls to request EIN for Falcon Axos Financial LLC. Eden relays: EIN 41-4596164. Sends IRS CP 575 confirmation to Aaron privately. Nothing further happens — deadline passes without closing.
Mar 6, 2026
BUYER DECLARED IN DEFAULT
Aaron asks for an update. Eden replies definitively: 'Aaron, the buyer has defaulted. The terms of the sale are no longer applicable as the March 1, 2026 deadline (Sunday, extended to March 2 at the latest) has passed, and no extension was granted under any circumstances.'
View Email #11
Aaron, the buyer has defaulted. The terms of the sale are no longer applicable as the March 1, 2026 deadline (Sunday, extended to March 2 at the latest) has passed, and no extension was granted under any circumstances.
Mar 19, 2026
Legal Documents from Attorney
Brian Kowal sends documents to Eden (likely motion for judgment/eviction based on the default).
View Email #12
No text body — image attachment only.
Attachments
Mar 22, 2026
Rutledge Retains Attorney
Philippe Revah files Notice of Appearance and Response in Opposition on behalf of Melde De Rutledge Jr. Brian Kowal alerts Eden: 'Hey, he retained a lawyer.'
View Email #13
Eden, Hey, he retained a lawyer. --- Forwarded e-filing notice --- Filing #244315835 Filer: Philippe Revah (305-315-4605) Documents: Notice of Appearance, Response in Opposition
Mar 22, 2026
Court Preparation
Eden sends Brian a prepared court script document with specific questions and responses for the hearing.
View Email #14
Hi Brian, Please see the attached document, which outlines the specific questions I would like you to ask me and my prepared responses. I will provide these same answers if the judge addresses me directly.
Attachments
Mar 31, 2026
Court Ruling — Transfer to Circuit Court
Eden reports to Rob Longworth (21st Mortgage): 'The judge ruled that the case must pass to circuit court. The individual will be out in late April, and I expect to be able to sell the property around May 2026.' Selling price: ~$628K.
View Email #15
Hi Rob, Please see the details regarding the case we discussed. The sale was originally scheduled for March 1, 2026, but the individual defaulted. According to the attached stipulation, I needed to obtain a judgment; however, the judge ruled that the case must pass to circuit court. As a result, the individual will be out in late April, and I expect to be able to sell the property around May 2026.
Attachments
Mar 31, 2026
Documents Sent to J. Gorden Legal
Eden sends court documents to jg@jgordenlegal.com for the next phase of proceedings.
Key Email Exchanges
Thread-level summaries of the main email exchanges. Individual emails are expandable within the Timeline above, or view the full Email Archive.
Rutledge p/f Reward Florida LLC — File 26-157
10 msgsFeb 10 — Mar 6, 2026 · Aaron Schneider, Eden Sade, Brian Kowal, Mel (SeniorSecured), Chris Meadows, Jocelyn
The main closing thread. Aaron opens the file, sends buyer info sheet. After weeks of back-and-forth setting up the trust (Falcon Axos Financial LLC), Aaron sends the trust agreement to Mel on Feb 23 and asks him to connect with the lender. Mel goes silent. By the March 2 deadline, no lender has been contacted, no trust agreement has been executed. Eden declares default on March 6.
FOLLOW UP: Rutledge p/f Reward Florida LLC — File 26-157
13 msgsFeb 10 — Feb 20, 2026 · Aaron Schneider, Jocelyn Cruz, Chris Meadows, Eden Sade, Mel (SeniorSecured)
The trust setup thread. Aaron's initial follow-up to Mel, phone discussions about how to take title, entity formation of Falcon Axos Financial LLC, submission of operating agreements, trust beneficiary details (David Rutledge), and the finalization of the Land Trust Agreement on Feb 20. Jocelyn approves the trust docs and says 'Send it to Mel.'
Lender Title Request — Rutledge — File 26-157
3 msgsFeb 24 — Mar 6, 2026 · Aaron Schneider, jp.olympiccapital@outlook.com
Aaron reaches out to the supposed lender contact (Olympic Capital) on Mel's behalf, requesting lender requirements. Follows up on March 6 — no response ever received. This thread confirms the lender never engaged in the process.
Third & Final Stipulation & LOI
2 msgsJan 16 — Feb 10, 2026 · Eden Sade, Brian Kowal, Aaron Schneider
Eden sends Brian Kowal all four executed documents (1st Stipulation, 2nd Stipulation, Letter of Intent, Third & Final Stipulation) and asks him to record the 2nd and 3rd. On Feb 10, Eden forwards these to Aaron at Co-Op Title to start the closing process.
Case No. 502025CC018057XXXANB — Proposed Final Agreement
1 msgJan 11, 2026 · Eden Sade, Brian Kowal
Eden sends Brian the Term Sheet and draft Stipulation Settlement Agreement. Brian reviews and responds: 'This is tremendous. It doesn't need any revisions.'
Second Stipulation Agreement
3 msgsNov 16 — Dec 2, 2025 · Eden Sade, Brian Kowal
First Stipulation Agreement sent Nov 16. On Dec 2, Eden sends a skeleton for the Second Stipulation — Rutledge requested an extension, paid $7,000 that day with $4,000 more due Friday. Brian finalizes and returns the executed document.
SERVICE OF COURT DOCUMENT — Rutledge Retains Attorney
2 msgsMar 22, 2026 · Brian Kowal, Eden Sade, Florida Courts E-Filing Portal
Brian alerts Eden that Rutledge has retained attorney Philippe Revah (305-315-4605). Revah files Notice of Appearance and Response in Opposition. Eden sends Brian a prepared court Q&A script.
Key Documents
See the full Document Index for all files organized by category.
1st Stipulation Agreement
Nov 2025Initial agreement between Reward Florida LLC and Melde Rutledge Jr. establishing terms for property purchase or vacating.
2nd Stipulation Agreement
Dec 2, 2025Extension granted to Rutledge in exchange for $7,000 payment (plus $4,000 due Friday). New move-out date and payment terms.
Letter of Intent (LOI)
Jan 2026Letter of Intent outlining the proposed purchase terms for 8155 Cypress Point Road.
Third & Final Stipulation
Jan 16, 2026Final stipulation agreement. Sets the absolute deadline of March 1, 2026 for closing. No further extensions.
Term Sheet
Jan 11, 2026Detailed term sheet accompanying the Third Stipulation, outlining purchase price, conditions, and deadlines.
Stipulation Settlement Agreement (Draft)
Jan 11, 2026Full draft settlement agreement based on the term sheet. Attorney Brian Kowal approved without revisions.
Operating Agreement — Falcon Axos Financial LLC
Feb 19, 2026LLC operating agreement for the buyer's entity (Falcon Axos Financial LLC), submitted to Co-Op Title.
Trust Agreement — Florida Cypress Point Road Land Trust
Feb 20, 2026Preliminary trust agreement with Falcon Axos Financial LLC as Trustee. Beneficiary: David Rutledge. Never executed by the buyer.
IRS CP 575 — EIN Confirmation
Mar 2, 2026IRS EIN Confirmation Letter for Falcon Axos Financial LLC (EIN: 41-4596164). Sent privately to Aaron Schneider.
Notice of Appearance — Philippe Revah
Mar 22, 2026Attorney Philippe Revah files appearance on behalf of Melde De Rutledge Jr.
Response in Opposition
Mar 22, 2026Rutledge's attorney files response opposing the seller's motion.
Court Script / Q&A Preparation
Mar 22, 2026Prepared questions and responses document sent by Eden to Brian Kowal for court hearing.
Current Status
Case Transferred to Circuit Court
- March 6, 2026: Buyer (Melde Rutledge) officially declared in default after missing the March 1/2 closing deadline.
- March 22, 2026: Rutledge retained attorney Philippe Revah, who filed a Response in Opposition.
- March 31, 2026: Judge ruled the case must be transferred from County Court to Circuit Court for further proceedings.
- Expected outcome: Rutledge expected to vacate by late April 2026. Property expected to be available for sale around May 2026 at approximately $628,000.
- Legal representation: J. Gorden Legal has been engaged for the circuit court phase.
Plain-Language Summary
Michael — here is the short version of what happened:
We own a property at 8155 Cypress Point Road in West Palm Beach through a land trust. An individual named Melde Rutledge Jr. was living there and was given three separate chances (stipulation agreements) to buy the property, each with specific deadlines and payment requirements.
After the third and final agreement set a hard deadline of March 1, 2026, the title company (Co-Op Title, handled by Aaron Schneider) set up everything needed to close — including creating a trust structure with an LLC called Falcon Axos Financial LLC. However, Rutledge never connected the title company with a lender, never executed the trust documents, and never closed.
On March 6, 2026, we formally declared him in default. He then hired a lawyer (Philippe Revah) who filed an opposition. The judge moved the case from county court to circuit court. We expect Rutledge to be out by late April 2026, and we plan to sell the property around May 2026 for approximately $628,000.
All the emails with Aaron at the title company — and with the buyer's email (SeniorSecured@gmail.com) — are documented above in the timeline and email sections.