Grappo

—Michael A. Grappo appeals from a judgment finding that he had no community property interest in certain real property located in Incline Village on Lake Tahoe in Nevada; that he was not entitled to the imposition of an equitable lien on the property; and that he had no interest in the property entitled to priority over the claims of respondents. It should be noted initially that in this proceeding appellant is not seeking to recover an indebtedness on the basis of a loan transaction but is claiming an interest in real property. We affirm the judgment.

I

Factual and Procedural History

Respondent Tillie D. Grappo and appellant Michael A. Grappo were married in 1974 and based on appellant’s testimony the trial court found they separated in 1979. Both parties had been married previously and had families from those marriages. Appellant had retired from his 25-year career as an agent of the Internal Revenue Service. He was an active real estate investor. Since his retirement, he actively managed a large number of real estate investments. Aside from the pension he received from the Internal Revenue Service, appellant received income in the form of rents from 25 parcels of…