This document consolidates all known collection gaps from the investigation's working files, organizes them into actionable phases, and identifies what has been completed, what is in progress, and what remains. The goal is to maintain investigation momentum and prevent the engagement from losing focus.
All inferences in this investigation are analytical opinions based on patterns observed in public records. They are clearly denoted as inferences (not facts) wherever they appear. Inferred connections on the Investigation Board are shown as dashed lines and labeled "INFERRED" with the analytical reasoning documented.
Verified findings are supported by cited public records (Secretary of State filings, court documents, campaign finance disclosures, government meeting minutes, county assessor/recorder data, and news reporting). Each verified connection cites its source.
This investigation uses only publicly available information. No private databases, subscription services, or unauthorized access methods were used. All findings can be independently verified by any citizen or journalist using the same public sources. Nothing in this report should be construed as an allegation of criminal activity or legal wrongdoing; patterns are documented for public awareness and further inquiry.
| Deliverable | Status |
|---|---|
| Source inventory with 16 developer entities | Done |
| Meeting minutes keyword sweep (PUD, rezone, annex, variance) | Done |
| Initial entity identification | Done |
| Vote tally extraction and pattern analysis | Done |
| News article collection (Spokesman-Review, Daily Bee, Reader) | Done |
| Deliverable | Status |
|---|---|
| Entity profiles for all 16+ entities | Done (draft) |
| Out-of-state entity chains (MT, AZ, FL, IN, CA) | Done (partial) |
| Court records analysis (7 cases) | Done |
| Campaign finance initial extraction (Sunshine) | Done (partial) |
| Legal/environmental analysis (7 issues) | Done |
| Averill Hospitality deep-dive appendix | Done |
| Investigation Board (interactive knowledge graph) | Done |
| Executive Briefing | Done |
| Gap | Source | Priority |
|---|---|---|
| Idaho SOS direct searches for all 16 target entities | sosbiz.idaho.gov | Critical |
| Registered agent reverse searches for 12 principals | sosbiz.idaho.gov | Critical |
| Bridge Street LLC principal identification | sosbiz.idaho.gov | High |
| Lochlyn Estates LLC principal identification | sosbiz.idaho.gov | High |
| Tricore Investments LLC principal identification | sosbiz.idaho.gov | High |
| Montana SOS: all Averill entities, Edgewater Partners | biz.sosmt.gov | High |
| Arizona Corp Commission: M3 Companies, Valiant Idaho (R22325246) | ecorp.azcc.gov | High |
| Florida Sunbiz: Haberman officer search, DGH Thistle, Valiant entities | search.sunbiz.org | High |
| Indiana SOS: Ambrose Property Group (Project Bulldog) | bsd.sos.in.gov | Medium |
| California SOS: Williams Homes Inc. (RCE-51476), subsidiaries | bizfileonline.sos.ca.gov | Medium |
| Valiant Idaho II LLC: confirm existence and relationship to Valiant Idaho | Multiple portals | Medium |
| "DGH" in DGH Thistle: identify initials, partner names, holding entity | FL/NC SOS | Low |
| Gap | Source | Priority |
|---|---|---|
| Bonner County Assessor bulk data download for all entities | bonnercountyid.gov/AssessorDataFiles | Critical |
| Bonner County Recorder deed searches (2019-2026) | erecorderpublic.bonnercountyid.gov | Critical |
| Property Search portal: owner name searches for 16 entities | cloudgisapps.bonnercountyid.gov | High |
| Sunshine portal: itemized contribution records for all Sandpoint/Bonner candidates (2020-2025) | sunshine.sos.idaho.gov | Critical |
| Sunshine portal: contributor searches for all 12 developer principals | sunshine.sos.idaho.gov | Critical |
| PAC research: any PACs with "Bonner," "Sandpoint," "growth," or "development" | sunshine.sos.idaho.gov | High |
| SURA Annual Reports (2022-2024) and Financial Statements | sandpointidaho.gov | High |
| City of Sandpoint Financial Statements FY2024 | sandpointidaho.gov (media/12466) | Medium |
| FEC/OpenSecrets federal contributions by developer principals | fec.gov / opensecrets.org | Medium |
| "Take Back Idaho" PAC and 501(c)(4) dark money group activity in Bonner County | sunshine.sos.idaho.gov | Medium |
| Gap | Source | Priority |
|---|---|---|
| Idaho Club federal lawsuit: exact PACER docket number, full PI denial order | PACER | High |
| Idaho Club: merits briefing schedule and trial date | PACER | High |
| Idaho Club: ESA Section 7 re-consultation status | USFWS | Medium |
| Mountain Homestead: monitor state court refiling (30-day window from April 16 = May 16, 2026) | Idaho state courts | Time-Sensitive |
| Mountain Homestead: federal dismissal order text | PACER | Medium |
| Mountain Homestead: any Idaho DEQ or EPA enforcement actions | DEQ / EPA ECHO | High |
| WWTP: EPA administrative settlement agreement text | EPA | Medium |
| WWTP: DEQ audit report (July 2024), current NPDES permit status | DEQ | Medium |
| Selle Valley rezone: exact state court case number, appeal status | Idaho state courts | Low |
| Camp Bay/M3: public access pathway completion by Feb 2025 deadline | Bonner County records | Medium |
| AG investigation: full text of investigation report and Open Meeting Law violation | Idaho AG | Low |
| Whether North Branch reaches dry conditions by August 2026 | Field observation / USGS | Time-Sensitive |
| Entity | Significance | Priority |
|---|---|---|
| Idaho Club / Valiant Idaho (Haberman) | 900-acre development, $70M bankruptcy history, active federal litigation, ESA issues | Critical |
| Mountain Homestead / J&J Development (Marble, Pilch) | County officials as developers, contaminated water, RICO suit, felony charges | Critical |
| Dover Bay / Sletager Network | Waterfront monopoly formation, 5+ entities, marina control, campaign contributions | High |
| Dual-Role Officials (Grimm, Howarth) | Mayor as developer consultant, council member as subdivision developer | High |
| M3 Companies / Camp Bay | 407-acre gated subdivision, road vacation, public access fight | Medium |
| Gap | Source | Priority |
|---|---|---|
| YouTube meeting audio downloads (in progress, cookie auth configured) | YouTube / yt-dlp | High |
| Whisper transcription of downloaded meeting audio | OpenAI Whisper API | High |
| Whitefish, MT city council minutes re: Averill | cityofwhitefish.org | High |
| Flathead County planning records re: Averill | flathead.mt.gov | High |
| HUMINT source follow-up (background: political science/IR) | Direct | Medium |
| Additional local news articles requiring paywall bypass or direct access | Daily Inter Lake, Bonner County Daily Bee | Low |
May 16, 2026: Mountain Homestead state court refiling deadline. The federal RICO case was dismissed April 16, 2026, but seven state-level allegations remain. The 30-day window for state court refiling expires May 16. Monitor Idaho state court filings for Wittwer et al. names.
August 2026 (estimated): Idaho Club North Branch seasonal dry conditions. The Army Corps halt-work order was tied to bull trout habitat in North Branch. If the branch dries out by August, it weakens the environmental protection argument. USGS stream gauge data would be dispositive.
Ongoing: Averill Hospitality condotel plat. Building permits were filed December 29, 2025 to lock in lower impact fees before the January 1, 2026 deadline. Whether a separate condo plat is filed (required for the 27 condos) will determine the next fight. Monitor Sandpoint planning portal for plat applications.