THORNBERRY, Circuit Judge:
Appellant Cole sued Gustavo Benavides, Vicente Garza, Roy Gatling, and a corporation, R. I. of McAllen, Inc., to recover a commission allegedly due him under a contract to obtain a source of permanent financing for the construction of a motel in McAllen, Texas, by R. I. of McAllen, Inc. The trial judge, sitting without a jury, held that Cole had not fully performed his contractual obligations and therefore was not entitled
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