Table of Contents

 

 

 

UNITED STATES SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

FORM 10-Q

 

(Mark One)

 

x       QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the quarterly period ended March 31, 2012

 

o          TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the transition period from                      to

 

Commission File Number 001-33135

 

AdCare Health Systems, Inc.

(Exact name of registrant as specified in its charter)

 

Ohio

 

31-1332119

(State or Other Jurisdiction

of Incorporation)

 

(IRS Employer Identification Number)

 

5057 Troy Rd, Springfield, OH 45502-9032

(Address of principal executive offices)

 

(937) 964-8974

(Registrant’s telephone number)

 

 

(Former name, former address, or former fiscal year, if changed since last report)

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.  Yes x No o

 

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (section 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).  Yes x  No  o

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company.  See definition of “large accelerated filer”, “accelerated filer” and or “smaller reporting company” in Rule 12b-2 of the Exchange Act.  (Check one):

 

Large accelerated filer o

 

Accelerated filer o

 

 

 

Non-accelerated filer o
(Do not check if a smaller reporting company)

 

Smaller reporting company x

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  Yes o No x

 

Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date.

 

As of April 30, 2012:  13,320,013 shares of common stock with no par value were outstanding.

 

 

 



Table of Contents

 

AdCare Health Systems, Inc.

Form 10-Q

Table of C ontents

 

 

 

Page
Number

Part I.

Financial Information

 

Item 1.

Financial Statements (Unaudited)

3

 

Consolidated Balance Sheets as of March 31, 2012 (unaudited) and December 31, 2011

3

 

Consolidated Statements of Operations for the three months ended March 31, 2012 and 2011 (unaudited)

4

 

Consolidated Statements of Stockholders’ Equity for the three months ended March 31, 2012 (unaudited)

5

 

Consolidated Statements of Cash Flows for the three months ended March 31, 2012 and 2011 (unaudited)

6

 

Notes to Consolidated Financial Statements (unaudited)

7

Item 2.

Management’s Discussion and Analysis of Financial Condition and Results of Operations

18

Item 3.

Quantitative and Qualitative Disclosures About Market Risk

26

Item 4.

Controls and Procedures

26

Part II.

Other Information

 

Item 1.

Legal Proceedings

27

Item 1A.

Risk Factors

27

Item 5.

Other Information

27

Item 6.

Exhibits

27

Signatures

 

33

 



Table of Contents

 

Part I.  Financial Information

 

Item 1.  Financial Statements

 

ADCARE HEALTH SYSTEMS, INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(Amounts in 000s)

 

 

 

March 31,

 

December 31,

 

 

 

2012

 

2011

 

 

 

(Unaudited)

 

 

 

ASSETS

 

 

 

 

 

Current Assets:

 

 

 

 

 

Cash and cash equivalents

 

$

11,328

 

$

7,364

 

Restricted cash and cash equivalents

 

1,208

 

1,883

 

Accounts receivable, net of allowance of $1,974 and $1,346

 

21,396

 

18,759

 

Prepaid expenses and other

 

1,038

 

663

 

Assets of disposal group held for sale

 

42

 

47

 

Total current assets

 

35,012

 

28,716

 

 

 

 

 

 

 

Restricted cash and investments

 

4,980

 

4,870

 

Property and equipment, net

 

115,659

 

105,143

 

Intangible assets — bed licenses

 

2,464

 

1,189

 

Intangible assets — lease rights, net

 

8,193

 

8,460

 

Goodwill

 

906

 

906

 

Escrow deposits for acquisitions

 

3,604

 

3,172

 

Lease deposits

 

1,686

 

1,685

 

Deferred loan costs, net

 

4,826

 

4,818

 

Other assets

 

74

 

122

 

Total assets

 

$

177,404

 

$

159,081

 

 

 

 

 

 

 

LIABILITIES AND STOCKHOLDERS’ EQUITY

 

 

 

 

 

Current Liabilities:

 

 

 

 

 

Current portion of notes payable and other debt

 

$

7,655

 

$

4,567

 

Revolving credit facilities and lines of credit

 

8,095

 

7,343

 

Accounts payable

 

14,655

 

12,075

 

Accrued expenses

 

10,952

 

9,858

 

Liabilities of disposal group held for sale

 

192

 

240

 

Total current liabilities

 

41,549

 

34,083

 

 

 

 

 

 

 

Notes payable and other debt, net of current portion:

 

 

 

 

 

Senior debt, net of discounts

 

97,163

 

87,771

 

Convertible debt, net of discounts

 

14,824

 

14,614

 

Revolving credit facilities

 

 

1,308

 

Other debt

 

1,150

 

1,400

 

Derivative liability

 

1,479

 

1,889

 

Other liabilities

 

2,119

 

2,437

 

Deferred tax liability

 

67

 

86

 

Total liabilities

 

158,351

 

143,588

 

 

 

 

 

 

 

Commitments and contingencies (Note 14)

 

 

 

 

 

 

 

 

 

Stockholders’ equity:

 

 

 

 

 

Preferred stock, no par value; 1,000 shares authorized; no shares issued or outstanding

 

 

 

Common stock and additional paid-in capital, no par value; 29,000 shares authorized; 13,308 and 12,193 shares issued and outstanding

 

39,068

 

35,047

 

Accumulated deficit

 

(18,919

)

(18,713

)

Total stockholders’ equity

 

20,149

 

16,334

 

Noncontrolling interest in subsidiaries

 

(1,096

)

(841

)

Total equity

 

19,053

 

15,493

 

Total liabilities and stockholders’ equity

 

$

177,404

 

$

159,081

 

 

See notes to consolidated financial statements

 

3



Table of Contents

 

ADCARE HEALTH SYSTEMS, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF OPERATIONS

(Amounts in 000s, except per share data)

(Unaudited)

 

 

 

Three Months Ended March 31,

 

 

 

2012

 

2011

 

Revenues:

 

 

 

 

 

Patient care revenues

 

$

49,808

 

$

30,532

 

Management revenues

 

363

 

498

 

Total revenues

 

50,171

 

31,030

 

 

 

 

 

 

 

Expenses:

 

 

 

 

 

Cost of services (exclusive of facility rent, depreciation and amortization)

 

40,123

 

25,175

 

General and administrative

 

3,931

 

2,924

 

Facility rent expense

 

2,065

 

1,903

 

Depreciation and amortization

 

1,497

 

647

 

Total expenses

 

47,616

 

30,649

 

 

 

 

 

 

 

Income from Operations

 

2,555

 

381

 

 

 

 

 

 

 

Other Income (Expense):

 

 

 

 

 

Interest expense, net

 

(2,954

)

(1,436

)

Acquisition costs, net of gains

 

(293

)

979

 

Derivative gain (loss)

 

410

 

(1,350

)

Other (expense) income

 

(16

)

606

 

Total other expense, net

 

(2,853

)

(1,201

)

 

 

 

 

 

 

Loss from Continuing Operations Before Income Taxes

 

(298

)

(820

)

Income Tax Expense

 

(54

)

(86

)

Loss from Continuing Operations

 

(352

)

(906

)

Loss from Discontinued Operations

 

(109

)

(35

)

Net Loss

 

(461

)

(941

)

Net Loss Attributable to Noncontrolling Interests

 

255

 

176

 

Net Loss Attributable to AdCare Health Systems

 

$

(206

)

$

(765

)

 

 

 

 

 

 

Net Loss per Common Share — Basic:

 

 

 

 

 

Continuing Operations

 

$

(0.01

)

$

(0.08

)

Discontinued Operations

 

(0.01

)

(0.01

)

 

 

$

(0.02

)

$

(0.09

)

Net Loss per Common Share — Diluted:

 

 

 

 

 

Continuing Operations

 

$

(0.01

)

$

(0.08

)

Discontinued Operations

 

(0.01

)

(0.01

)

 

 

$

(0.02

)

$

(0.09

)

 

 

 

 

 

 

Weighted Average Common Shares Outstanding:

 

 

 

 

 

Basic

 

12,204

 

8,767

 

Diluted

 

12,204

 

8,767

 

 

See notes to consolidated financial statements

 

4



Table of Contents

 

ADCARE HEALTH SYSTEMS, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY

(Amounts in 000s)

(Unaudited)

 

 

 

Common Stock
Shares

 

Common
Stock and
Additional
Paid-in
Capital

 

Accumulated
Deficit

 

Noncontrolling
Interests

 

Total

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, January 1, 2012

 

12,193

 

$

35,047

 

$

(18,713

)

$

(841

)

$

15,493

 

 

 

 

 

 

 

 

 

 

 

 

 

Nonemployee warrants for services

 

 

191

 

 

 

191

 

Stock based compensation expense

 

 

165

 

 

 

165

 

Public stock offering, net

 

1,100

 

3,642

 

 

 

3,642

 

Exercises of options and warrants

 

15

 

23

 

 

 

23

 

Net loss

 

 

 

(206

)

(255

)

(461

)

Balance, March 31, 2012

 

13,308

 

$

39,068

 

$

(18,919

)

$

(1,096

)

$

19,053

 

 

See notes to consolidated financial statements

 

5



Table of Contents

 

ADCARE HEALTH SYSTEMS, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Amounts in 000s)

(Unaudited)

 

 

 

Three Months Ended March 31,

 

 

 

2012

 

2011

 

Cash flows from operating activities:

 

 

 

 

 

Net Loss

 

$

(461

)

$

(941

)

Net Loss from discontinued operations

 

109

 

35

 

Net Loss from continuing operations

 

(352

)

(906

)

Adjustments to reconcile net loss from continuing operations to net cash provided by operating activities:

 

 

 

 

 

Depreciation and amortization

 

1,497

 

646

 

Warrants issued for services

 

 

32

 

Stock based compensation expense

 

165

 

358

 

Provision for leases in excess of cash

 

157

 

193

 

Amortization of deferred financing costs

 

381

 

132

 

Amortization of debt discounts

 

213

 

216

 

Derivative (gain) loss

 

(410

)

1,350

 

Deferred tax (benefit) expense

 

(19

)

45

 

(Gain) loss on disposal of assets

 

(2

)

21

 

Gain on acquisitions

 

 

(1,104

)

Provision for bad debts

 

615

 

102

 

Other noncash items

 

16

 

24

 

Changes in certain assets and liabilities, net of acquisitions:

 

 

 

 

 

Accounts receivable

 

(3,151

)

(2,587

)

Prepaid expenses and other

 

(373

)

(487

)

Other assets

 

(22

)

(128

)

Accounts payable and accrued expenses

 

3,351

 

2,716

 

Net cash provided by operating activities — continuing operations

 

2,066

 

623

 

Net cash (used in) provided by operating activities — discontinued operations

 

(204

)

160

 

Net cash provided by operating activities

 

1,862

 

783

 

 

 

 

 

 

 

Cash flows from investing activities:

 

 

 

 

 

Proceeds from property and equipment

 

3

 

 

Change in restricted cash and investments

 

637

 

573

 

Acquisitions

 

(3,130

)

(650

)

Purchase of property and equipment

 

(522

)

(468

)

Net cash used in investing activities — continuing operations

 

(3,012

)

(545

)

Net cash used in investing activities — discontinued operations

 

 

 

Net cash used in investing activities

 

(3,012

)

(545

)

Cash flows from financing activities:

 

 

 

 

 

Proceeds from debt

 

3,523

 

3,193

 

Debt issuance costs

 

 

(123

)

Change in line of credit

 

(556

)

3,013

 

Exercise of warrants and options

 

23

 

 

Proceeds from stock issuances, net

 

3,642

 

 

Repayment of notes payable

 

(1,470

)

(482

)

Net cash provided by financing activities — continuing operations

 

5,162

 

5,601

 

Net cash used in financing activities — discontinued operations

 

(48

)

(46

)

Net cash provided by financing activities

 

5,114

 

5,555

 

 

 

 

 

 

 

Net Change in Cash

 

3,964

 

5,793

 

Cash, Beginning

 

7,364

 

3,911

 

Cash, Ending

 

$

11,328

 

$

9,704

 

 

 

 

 

 

 

Supplemental Disclosure of Cash Flow Information:

 

 

 

 

 

Cash paid during the period for:

 

 

 

 

 

Interest

 

$

2,238

 

$

1,017

 

Income Taxes

 

$

13

 

$

 

Supplemental Disclosure of Non-cash Activities:

 

 

 

 

 

Acquisitions in exchange for debt and equity instruments

 

$

9,800

 

$

4,945

 

Warrants issued for financings costs

 

$

191

 

$

330

 

Noncash debt issuance costs

 

$

164

 

$

361

 

 

See notes to consolidated financial statements.

 

6



Table of Contents

 

A DCARE HEALTH SYSTEMS, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

(Unaudited)

 

NOTE 1.       SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

 

Basis of Presentation

 

The consolidated financial statements are presented in accordance with accounting principles generally accepted in the United States.  These statements include the accounts of AdCare Health Systems, Inc. (“AdCare”) and its controlled subsidiaries (collectively, the “Company” or “we”).  Controlled subsidiaries include AdCare’s majority owned subsidiaries and variable interest entities in which AdCare has control as primary beneficiary.  The Company delivers skilled nursing, assisted living and home health services through wholly owned separate operating subsidiaries.  All inter-company accounts and transactions were eliminated in the consolidation.  The accompanying unaudited consolidated financial statements have been prepared in accordance with U.S. generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Rule 8-03 of Regulation S-X.  Accordingly, they do not include all of the information and notes required for complete annual financial statements and should be read in conjunction with the Company’s audited consolidated financial statements and notes included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2011 (the “Annual Report”).  In the opinion of the Company’s management, all adjustments considered for a fair presentation are included and are of a normal recurring nature.  Operating results for the three months ended March 31, 2012 are not necessarily indicative of the results that may be expected for the year ending December 31, 2012.  Certain prior year amounts have been reclassified to conform to the current year presentation.

 

Earnings per Share

 

Basic earnings per share is computed by dividing net income or loss by the weighted-average number of common shares outstanding during the period. Diluted earnings per share is similar to basic earnings per share except net income or loss is adjusted by the impact of the assumed issuance of common shares upon conversion of convertible securities and the weighted-average number of common shares outstanding includes potentially dilutive securities, such as options, warrants, non-vested shares, and additional shares issuable under convertible notes outstanding during the period when such potentially dilutive securities are not anti-dilutive. Potentially dilutive securities from option, warrants and non-vested shares are calculated in accordance with the treasury stock method, which assumes that proceeds from the exercise of all options and warrants with exercise prices exceeding the average market value are used to repurchase common stock at market value. The incremental shares remaining after the proceeds are exhausted represent the potentially dilutive effect of the securities. Potentially dilutive securities from convertible debt are calculated based on the assumed issuance at the beginning of the period, as well as any adjustment to income that would result from their assumed issuance.

 

For the three months ended March 31, 2012 and 2011, due to the net loss for both periods, no potentially dilutive securities were included in the diluted earnings per share calculation because to do so would be anti-dilutive.

 

Intangible Assets and Goodwill

 

There have been no required impairment adjustments to intangible assets and goodwill during the three months ended March 31, 2012 and 2011.

 

Intangible assets consist of the following:

 

 

 

March 31, 2012

 

December 31, 2011

 

 

 

Gross

 

 

 

Net

 

Gross

 

 

 

Net

 

 

 

Carrying

 

Accumulated

 

Carrying

 

Carrying

 

Accumulated

 

Carrying

 

Amounts in (000s)

 

Amount

 

Amortization

 

Amount

 

Amount

 

Amortization

 

Amount

 

Lease Rights

 

$

9,545

 

$

1,352

 

$

8,193

 

$

9,545

 

$

1,085

 

$

8,460

 

Bed Licenses (included in property and equipment)

 

26,149

 

759

 

25,390

 

26,149

 

533

 

25,616

 

Bed Licenses - Separable

 

2,464

 

 

2,464

 

1,189

 

 

1,189

 

Totals

 

$

38,158

 

$

2,111

 

$

36,047

 

$

36,883

 

$

1,618

 

$

35,265

 

 

7



Table of Contents

 

A DCARE HEALTH SYSTEMS, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

(Unaudited)

 

NOTE 1.       SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)

 

Intangible Assets and Goodwill (continued)

 

Amortization expense was approximately $226,000 for bed licenses included in property and equipment and $267,000 for lease rights for the three months ended March 31, 2012.  Estimated amortization expense for each of the following years ending December 31 is as follows:

 

(Amounts in 000s)

 

Lease Rights

 

Bed Licenses

 

2012 (remainder)

 

$

802

 

$

679

 

2013

 

1,069

 

905

 

2014

 

1,010

 

905

 

2015

 

885

 

905

 

2016

 

885

 

905

 

Thereafter

 

3,542

 

21,091

 

 

 

$

8,193

 

$

25,390

 

 

NOTE 2.       LIQUIDITY AND PROFITABILITY

 

The Company had a net loss of approximately $206,000 for the three months ended March 31, 2012, and had negative working capital of approximately $6,537,000 at March 31, 2012.  The Company’s ability to achieve sustained profitable operations is dependent on continued growth in revenue and controlling costs.

 

Management’s plans for increasing liquidity and profitability in future years encompass the following:

·             refinancing debt where possible to obtain more favorable terms;

·             increasing facility occupancy and improving the occupancy mix by increasing Medicare patients;

·             acquiring additional long term care facilities with existing cash flowing operations to expand our operations; and

·             adding additional management contracts.

 

Management believes that the foregoing actions, if taken by the Company, should provide the opportunity for the Company to improve liquidity and achieve profitability, however, there is no assurance that such actions will occur.  The consolidated financial statements do not include any adjustments that might result from the outcome of this uncertainty.

 

NOTE 3.       DISCONTINUED OPERATIONS

 

As part of the Company’s strategy to focus on the growth of its skilled nursing segment, the Company decided in the fourth quarter of 2011 to exit the home health segment of the business.  This segment represents less than 2% of total revenues for the Company over the past year.

 

As a result of the decision to exit the home health business, the assets and liabilities that are expected to be sold are reflected as assets and liabilities held for sale and are comprised of the following:

 

(Amounts in 000s)

 

March 31 , 2012

 

December 31, 2011

 

Property and equipment, net

 

$

40

 

$

45

 

Other assets

 

2

 

2

 

Assets of disposal group held for sale

 

$

42

 

$

47

 

 

 

 

 

 

 

Current portion of debt

 

$

192

 

$

197

 

Notes payable

 

 

43

 

Liabilities of disposal group held for sale

 

$

192

 

$

240

 

 

8



Table of Contents

 

A DCARE HEALTH SYSTEMS, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

(Unaudited)

 

NOTE 4.       SEGMENTS

 

The Company reports its operations in three segments:  Skilled Nursing Facility (“SNF”), Assisted Living Facility (“ALF”), and Corporate & Other. The SNF and ALF segments provide services to individuals needing long-term care in a nursing home or assisted living setting and management of those facilities. The Corporate & Other segment engages in the management of facilities and accounting and IT services. We evaluate financial performance and allocate resources primarily based upon segment operating income (loss). Segment operating results excludes interest expense and other non-operating income and expenses. The table below contains our segment information for the three months ended March 31, 2012 and 2011.

 

 

 

 

 

 

 

Corporate

 

 

 

 

 

(Amounts in 000s)

 

SNF

 

ALF

 

& Other

 

Eliminations

 

Total

 

Three months ended March 31, 2012

 

 

 

 

 

 

 

 

 

 

 

Net Revenue

 

$

46,545

 

$

3,261

 

$

2,850

 

$

(2,485

)

$

50,171

 

Cost of services

 

40,277

 

2,357

 

(26

)

(2,485

)

40,123

 

General and Administrative

 

36

 

 

3,895

 

 

3,931

 

Facility rent expense

 

2,026

 

 

39

 

 

2,065

 

Depreciation and Amortization

 

1,116

 

210

 

171

 

 

1,497

 

Operating Income/(Loss)

 

$

3,090

 

$

694

 

$

(1,229

)

$

 

$

2,555

 

Total Assets

 

$

119,787

 

$

27,359

 

$

40,439

 

$

(10,181

)

$

177,404

 

 

 

 

 

 

 

 

 

 

 

 

 

Three months ended March 31, 2011

 

 

 

 

 

 

 

 

 

 

 

Net Revenue

 

$

28,191

 

$

2,341

 

$

2,712

 

$

(2,214

)

$

31,030

 

Cost of services

 

25,324

 

1,985

 

80

 

(2,214

)

25,175

 

General and Administrative

 

 

 

2,924

 

 

2,924

 

Facility rent expense

 

1,903

 

 

 

 

1,903

 

Depreciation and Amortization

 

459

 

152

 

36

 

 

647

 

Operating Income/(Loss)

 

$

505

 

$

204

 

$

(328

)

$

 

$

381

 

Total Assets

 

$

63,810

 

$

22,256

 

$

12,169

 

$

 

$

98,235

 

 

NOTE 5.  PROPERTY AND EQUIPMENT

 

(Amounts in 000s)

 

Estimated Useful
Lives (Years)

 

March 31,
2012

 

December 31,
2011

 

Buildings and improvements

 

5-40

 

$

105,880

 

$

96,065

 

Equipment

 

2-10

 

8,401

 

7,108

 

Land

 

 

8,007

 

7,636

 

Computer related

 

2-10

 

2,464

 

2,414

 

Construction in process

 

 

245

 

77

 

 

 

 

 

124,997

 

113,300

 

Less: accumulated depreciation expense

 

 

 

8,579

 

7,624

 

Less: accumulated amortization expense

 

 

 

759

 

533

 

Property and equipment, net

 

 

 

$

115,659

 

$

105,143

 

 

For the quarter ended March 31, 2012, depreciation and amortization expense was approximately $1,497,000.

 

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Table of Contents

 

NOTE 6.  RESTRICTED CASH AND INVESTMENTS

 

The following table sets forth the Company’s various restricted cash, escrow deposits and investments:

 

 

 

March 31 ,

 

December 31,

 

(Amounts in 000s)

 

2012

 

2011

 

HUD escrow deposits

 

$

172

 

$

326

 

Funds held in trust for residents

 

24

 

45

 

Refundable escrow deposit

 

 

500

 

Collateral certificates of deposit

 

1,012

 

1,012

 

Total current portion

 

1,208

 

1,883

 

 

 

 

 

 

 

HUD reserve replacement

 

1,143

 

1,130

 

Reserves for capital improvements

 

1,836

 

1,767

 

Restricted investments for other debt obligations

 

2,001

 

1,973

 

Total noncurrent portion

 

4,980

 

4,870

 

 

 

 

 

 

 

Total restricted cash and investments

 

$

6,188

 

$

6,753

 

 

Refundable escrow deposits — In March 2012, the Company terminated an agreement to acquire or lease 15 skilled nursing facilities and, as a result of such termination, the deposit was refunded.

 

NOTE 7.  ACCRUED EXPENSES

 

Accrued expenses consist of the following:

 

 

 

March 31,

 

December 31,

 

(Amounts in 000s)

 

2012

 

2011

 

Accrued Payroll Related

 

$

5,241

 

$

5,040

 

Accrued Employee Benefits

 

2,507

 

2,023

 

Real Estate and Other Taxes

 

1,485

 

982

 

Other Accrued Expenses

 

1,719

 

1,813

 

 

 

$

10,952

 

$

9,858

 

 

NOTE 8.  NOTES PAYABLE AND OTHER DEBT

 

Notes payable and other debt consists of the following:

 

 

 

March 31,

 

December 31,

 

(Amounts in 000s)

 

2012

 

2011

 

Revolving credit facilities and lines of credit

 

$

8,095

 

$

8,651

 

Senior debt HUD

 

15,869

 

15,738

 

Senior debt USDA

 

38,529

 

38,717

 

Senior debt SBA

 

5,040

 

5,087

 

Senior debt Bonds, net of discount

 

6,179

 

6,176

 

Senior debt other mortgage indebtedness

 

32,996

 

23,823

 

Other debt

 

7,354

 

4,196

 

Convertible debt issued in 2010, net of discount

 

10,316

 

10,105

 

Convertible debt issued in 2011

 

4,509

 

4,509

 

Total

 

128,887

 

117,002

 

Less current portion

 

15,750

 

11,909

 

Notes payable and other debt, net of current portion

 

$

113,137

 

$

105,093

 

 

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Table of Contents

 

NOTE 8.  NOTES PAYABLE AND OTHER DEBT (continued)

 

Scheduled Maturities

 

The following is a summary of the scheduled maturities of indebtedness as of March 31, 2012 for each of the next five years and thereafter:

 

(Amounts in 000s)

 

 

 

2013

 

$

15,750

 

2014

 

22,608

 

2015

 

2,112

 

2016

 

2,204

 

2017

 

2,394

 

Thereafter

 

85,339

 

 

 

130,407

 

Less: unamortized discounts

 

(1,520

)

 

 

$

128,887

 

 

Mortgage Notes

 

Hearth and Home of Vandalia

 

In January 2012, the Company refinanced the Hearth and Home of Vandalia facility through the issuance of a term loan insured by U.S. Department of Housing and Urban Development (“HUD”)  with a financial institution for a total amount of $3,721,500 that matures in 2041.  The HUD term loan requires monthly principal and interest payments of approximately $17,500 with a fixed interest rate of 3.74%.  Deferred financing costs incurred on the term loan amounted to approximately $201,000 and are being amortized to interest expense over the life of the HUD term loan.  The HUD term loan has a prepayment penalty of 8% through 2014 declining by 1% each year through 2022.

 

Woodland Manor

 

To complete the January 2012 acquisition of the skilled nursing facility located in Springfield, Ohio, known as Woodland Manor, the Company entered into a loan agreement for $4,800,000.  The loan matures in December 2016 with a required final payment of approximately $4,300,000 and accrues interest at the LIBOR rate plus 4% with a minimum rate of 6% per annum.  The loan requires monthly principal payments of $8,500 plus interest for total current monthly payments of approximately $33,000.  Deferred financing costs incurred on the loan amounted to approximately $107,300 and are being amortized to interest expense over the life of the loan.  The loan has a prepayment penalty of 5% through 2012 declining by 1% each year through 2015.  The loan is secured by the Woodland Manor facility and guaranteed by AdCare.

 

Eaglewood Village

 

To complete the January 2012 acquisition of the assisted living facility located in Springfield, Ohio, known as Eaglewood Village, the Company entered into a loan agreement for $4,500,000.  The loan matures in June 2012 and accrues interest at 6.5% per annum from January 1, 2012 through February 29, 2012, 8.5% per annum from March 1, 2012 through April 30, 2012 and 10.5% per annum after May 1, 2012.  The loan may be prepaid at any time without penalty.  The loan is secured by the Eaglewood Village facility and guaranteed by AdCare.  The loan is due within one year but has been classified as long-term because the Company refinanced this short-term obligation on April 12, 2012 (see Note 15).

 

Other Debt

 

Eaglewood Village Promissory Note

 

In January 2012, Eaglewood Village, LLC and Eaglewood Property Holdings, LLC, each, a wholly owned subsidiary of AdCare, issued a promissory note in the amount of $500,000.  The note matures in January 2014 and bears interest at 6.5% per annum payable monthly beginning February 2012.  The note requires monthly principal and interest payments of $3,700.  The note may be prepaid without penalty at any time.

 

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NOTE 8.  NOTES PAYABLE AND OTHER DEBT (continued)

 

Other Debt (continued)

 

Cantone Promissory Note

 

In March 2012, the Company issued a promissory note to Cantone Asset Management LLC in the amount of $3,500,000.  The promissory note bears interest at 10% per annum and matures in October 2012.  The interest rate increases 1% each month beginning in July 2012 through October 2012.  The note may also be prepaid without penalty at any time. In connection with the issuance of the note, Cantone Research, Inc. has agreed to provide us with certain consulting services for a monthly fee if the Company and Cantone Asset Management LLC (or an affiliated entity) do not agree to the terms of an additional financing arrangement pursuant to which it (or affiliated entity) would loan to us at least $4,000,000 for a four-year term.

 

NOTE 9.  ACQUISITIONS

 

Summary of 2012 Acquisitions

 

During the quarter ended March 31, 2012, the Company acquired a total of one skilled nursing facility and one assisted living facility described further below and is pursuing a number of other acquisitions.  The Company has incurred a total of approximately $293,000 of acquisition costs in the “Other Income (Expense)” section of the Consolidated Statements of Operations.

 

Eaglewood Care Center and Eaglewood Village

 

On January 1, 2012, the Company obtained effective control of one skilled nursing facility and one assisted living facility both located in Springfield, Ohio.  The total purchase price was $12,412,000 after final closing adjustments.

 

(Amounts in 000s)

 

 

 

Consideration Transferred:

 

 

 

Net proceeds from Loans

 

$

4,693

 

Seller notes

 

5,000

 

Cash from earnest money deposits

 

250

 

Cash (prepaid on December 30, 2011)

 

2,469

 

Total consideration transferred

 

$

12,412

 

Assets Acquired: 

 

 

 

Land

 

$

370

 

Building

 

9,656

 

Equipment and Furnishings

 

1,199

 

Intangible Assets — bed licenses

 

1,275

 

Total assets acquired

 

12,500

 

Liabilities Assumed:

 

 

 

Real estate taxes and other

 

(88

)

Total identifiable net assets

 

$

12,412

 

 

Unaudited Pro forma Financial Information

 

Acquisitions have been included in the consolidated financial statements since the dates the Company gained effective control.  Combined revenue for all 2012 acquisitions since gaining effective control is approximately $2,493,000 and resulted in income from operations of approximately $208,000.

 

The following table represents pro forma results of consolidated operations as if all of the 2011 and 2012 acquisitions had occurred at the beginning of the earliest fiscal year being presented, after giving effect to certain adjustments.

 

 

 

Three Months Ended March 31,

 

(Amounts in 000s)

 

2012

 

2011

 

Pro Forma Revenue

 

$

50,171

 

$

48,856

 

Pro Forma Operating Expenses

 

$

47,616

 

$

48,466

 

Pro Forma Income from Operations

 

$

2,555

 

$

390

 

 

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Table of Contents

 

NOTE 9.  ACQUISITIONS (continued)

 

Unaudited Pro forma Financial Information (continued)

 

The forgoing pro forma information is not indicative of what the results of operations would have been if the acquisitions had actually occurred at the beginning of the periods presented and is not intended as a projection of future results or trends.

 

NOTE 10.  STOCKHOLDERS’ EQUITY

 

2012 Public Stock Offering

 

In March 2012, the Company closed a firm commitment underwritten public offering of 1,100,000 shares of common stock at an offering price to the public of $3.75 per share.  The Company received net proceeds of approximately $3.6 million after deducting underwriting discounts, and other offering-related expenses of approximately $0.5 million. The Company has also granted the underwriter in the offering an option for 45 days to purchase up to an additional 165,000 shares of common stock to cover over-allotments, if any. This overallotment option expires on May 11, 2012.

 

NOTE 11.  STOCK BASED COMPENSATION

 

Employee Common Stock Warrants & Options

 

In February 2012, the Company granted non-qualified stock options to Christopher Brogdon, the Company’s Vice Chairman and Chief Acquisition Officer, pursuant to the Company’s 2011 Stock Incentive Plan (the “2011 Plan”). A total of 50,000 options were granted with an exercise price per share of $7.00 and 100,000 options were granted with an exercise price of $8.00.  The options vest in September of 2013 and 2014, respectively.  The options are exercisable until the term expires in February, 2022. The fair value of the options was estimated at $1.19 and $1.03 per share, respectively, and is being recognized as share-based compensation expense over the requisite service period of the awards.

 

In March 2012, the Company granted incentive stock options to certain members of management pursuant to the 2011 Plan. A total of 439,200 options were granted with an exercise price per share of $4.13.  The options vest ratably on the day before each of the three subsequent anniversaries.  The options are exercisable until the term expires in March, 2017. The fair value of the options was estimated at $1.34 per share and is being recognized as share-based compensation expense over the requisite service period of the awards.

 

Nonemployee Common Stock Warrants

 

On March 29, 2012, in connection with the issuance of the $3,500,000 promissory note to Cantone Asset Management LLC, the Company granted to Cantone Asset Management LLC a warrant to purchase 300,000 shares of common stock at an exercise price per share of $4.00.  The warrant is exercisable until the term expires in March, 2015. The fair value of the warrant was estimated at $0.64 per share and is included in deferred loan costs and will be amortized as interest expense over the life of the promissory note.

 

NOTE 12.  VARIABLE INTEREST ENTITIES

 

As further described in Note 19 to the consolidated financial statements in the Annual Report, the Company has certain variable interest entities that are required to be consolidated.  There have been no significant changes in these relationship or new variable interest entity relationship in 2012.  The following summarizes the assets and liabilities of the variable interest entities included in the consolidated balance sheets:

 

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NOTE 12.              VARIABLE INTEREST ENTITIES (continued)

 

Riverchase Village Facility - Assets and Liabilities:

 

(Amounts in 000s)

 

March 31, 2012

 

December 31, 2011

 

Cash

 

$

4

 

$

16

 

Accounts receivable

 

21

 

10

 

Restricted investments

 

470

 

451

 

Property and equipment, net

 

5,959

 

5,999

 

Other assets

 

452

 

432

 

Total assets

 

$

6,906

 

$

6,908

 

 

 

 

 

 

 

Accounts Payable

 

$

826

 

$

740

 

Accrued expenses

 

229

 

175

 

Notes payable

 

6,179

 

6,176

 

Noncontrolling interest

 

(328

)

(183

)

Total liabilities

 

$

6,906

 

$

6,908

 

 

Oklahoma Facilities - Assets and Liabilities:

 

(Amounts in 000s)

 

March 31, 2012

 

December 31, 2011

 

Cash

 

$

328

 

$

181

 

Accounts receivable

 

1,007

 

800

 

Property and equipment, net

 

11,012

 

11,111

 

Other assets

 

821

 

642

 

Total assets

 

$

13,168

 

$

12,734

 

 

 

 

 

 

 

Accounts Payable

 

$

988

 

$

458

 

Accrued expenses

 

416

 

357

 

Notes payable

 

12,532

 

12,578

 

Noncontrolling interest

 

(768

)

(659

)

Total liabilities

 

$

13,168

 

$

12,734

 

 

NOTE 13.              FAIR VALUE MEASUREMENTS

 

The following are the major categories of assets and liabilities measured at fair value on a recurring basis during the three months ended March 31, 2012, using quoted prices in active markets for identical assets (Level 1); significant other observable inputs (Level 2); and significant unobservable inputs (Level 3).

 

(Amounts in 000s)

 

Level 1:

 

Level 2:

 

Level 3:

 

Total at March 31,
2012

 

Derivative Liability

 

$

 

$

 

$

1,479

 

$

1,479

 

 

Following is a reconciliation of the beginning and ending balances for the derivative liability measured at fair value on a recurring basis using significant unobservable inputs (Level 3) during the period ended March 31, 2012:

 

(Amounts in 000s)

 

Derivative
Liability

 

Beginning Balance

 

$

1,889

 

Additions

 

 

Total gain

 

(410

)

Ending Balance

 

$

1,479

 

 

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Table of Contents

 

NOTE 14.    COMMITMENTS AND CONTINGENCIES

 

Legal Matters

 

The skilled nursing business involves a significant risk of liability given the age and health of the Company’s patients and residents and the services the Company provides. The Company and others in the industry are subject to an increasing number of claims and lawsuits, including professional liability claims, which may allege that services have resulted in personal injury, elder abuse, wrongful death or other related claims. The defense of these lawsuits may result in significant legal costs, regardless of the outcome, and can result in large settlement amounts or damage awards.

 

In addition to the potential lawsuits and claims described above, the Company is also subject to potential lawsuits under the Federal False Claims Act and comparable state laws alleging submission of fraudulent claims for services to any healthcare program (such as Medicare) or payor. A violation may provide the basis for exclusion from federally-funded healthcare programs.  As of March 31, 2012, the Company does not have any material loss contingencies recorded based on management’s evaluation of the probability of loss from known claims.

 

Commitments

 

Westlake / Quail Creek PSA

 

On March 12, 2012, we entered into a Purchase and Sale Agreement with Westlake Nursing Home Limited to acquire a 118-bed skilled nursing facility located in Oklahoma City, Oklahoma, for an aggregate purchase price of $5,800,000.  Pursuant to the Purchase and Sale Agreement, we deposited $25,000 into escrow to be held as earnest money.  We expect the closing of the acquisition to occur on May 15, 2012.

 

Tulsa Companion Care PSA

 

On March 14, 2012, we entered into a Purchase and Sale Agreement with F & F Ventures, LLC and Tulsa Christian Care, Inc., doing business as Companions Specialized Care Center to acquire a 121-bed skilled nursing facility located in Tulsa, Oklahoma for an aggregate purchase price of $5,750,000.  The purchase price consists of a $5,000,000 cash payment and the issuance of shares of our common stock with an aggregate value of $750,000, with such shares valued at the average closing price of our common stock for the ten-day period ending on the last business day prior to the closing of the acquisition.  Pursuant to the Purchase and Sale Agreement, we deposited $150,000 into escrow to be held as earnest money.  We expect the closing of the acquisition to occur on or before June 30, 2012. In addition, an interim management agreement is in place which may result in the facility being incorporated in our financial statements as a variable interest entity beginning on April 1, 2012.

 

Convacare

 

On January 17, 2012, we entered into a Purchase and Sale Agreement with Gyman Properties, LLC to acquire a 141-bed skilled nursing facility located in Lonoke, Arkansas, for an aggregate purchase price of $6,486,000.  Pursuant to the Purchase and Sale Agreement, we deposited $250,000 into escrow to be held as earnest money.  On May 9, 2012, the Company assigned all of its rights under the Purchase and Sale Agreement to GL Nursing, LLC, an entity affiliated with Christopher Brogdon, the Company’s Vice Chairman and Chief Acquisitions Officer.

 

NOTE 15. SUBSEQUENT EVENTS

 

Strome Promissory Note

 

On April 1, 2012, the Company issued a promissory note to Strome Alpha Offshore Ltd., in the amount of $5,000,000.  The promissory note bears interest at 10% per annum and matures in November 2012.  The note may also be prepaid without penalty at any time.  In connection with the issuance of the promissory note, the Company granted to Strome Alpha Offshore Ltd. a warrant to purchase 312,500 shares of common stock at an exercise price per share of $4.00.  The warrant is exercisable until April, 2015. The fair value of the warrant was estimated at $0.64 per share and is included in financing costs and expensed over the life of the promissory note issued in connection with the financing.

 

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Table of Contents

 

NOTE 15. SUBSEQUENT EVENTS   (continued)

 

Arkansas Acquisition

 

On April 1, 2012, we completed the acquisition of: (i) Little Rock Health & Rehab, a 157-bed skilled nursing facility located in Little Rock, Arkansas; (ii) Northridge Healthcare and Rehabilitation, a 140-bed skilled nursing facility located in North Little Rock, Arkansas; and (iii) Woodland Hills Healthcare and Rehabilitation, a 140-bed skilled nursing facility located in Little Rock, Arkansas from Little Rock Aviv, L.L.C., Woodland Arkansas, L.L.C. and Northridge Arkansas, L.L.C., pursuant to the previously announced Purchase and Sale Agreement, between the sellers and AdCare Property Holdings, LLC, dated as of December 29, 2011, for an aggregate purchase price of $27,280,000.  In connection with the closing of this acquisition, Little Rock HC&R Property Holdings, LLC, Northridge HC&R Property Holdings, LLC, and Woodland Hills HC Property Holdings, LLC, each our wholly owned subsidiary, entered into a Loan Agreement with The PrivateBank and Trust Company in an aggregate principal amount of $21,800,000.

 

The loan matures on March 30, 2017.  Interest on the loan accrues on the principal balance thereof at an annual rate of the greater of (i) 6.0% per annum or (ii) the LIBOR rate plus 4.0% per annum, and payments for the interest and a portion of the principal balance are payable monthly, commencing on May 1, 2012.  The entire outstanding principal  balance of the loan, together with all accrued but unpaid interest thereon, is payable on March 30, 2017.  The loan is secured by a first mortgage on the real property and improvements constituting the facilities and guaranteed by AdCare.

 

Glennville PSA

 

On April 3, 2012, the Company entered into an agreement to acquire a 160-bed skilled nursing facility located in Glennville, Georgia for an aggregate purchase price of $8,240,000.

 

Springfield Bond Financing

 

On April 12, 2012, the Company entered into a bond loan agreement with the City of Springfield in the State of Ohio (“Springfield”), pursuant to which Springfield lent to the Company the proceeds from the sale of its Series 2012 Bonds, which consists of the (i) $6,610,000 The City of Springfield, Ohio, First Mortgage Revenue Bonds (Eaglewood Property Holdings, LLC Project), Series 2012A (the “Series 2012A Bonds”); and (ii) $620,000 The City of Springfield, Ohio, First Mortgage Revenue Bonds (Eaglewood Property Holdings, LLC Project), Taxable Series 2012B (the “Series 2012B Bonds”; collectively, the “Series 2012 Bonds”).  The Series 2012A Bonds mature on May 1, 2042 and bear interest at 7.65% annually. The Series 2012B Bonds mature on May 1, 2021 and bear interest at 8.50% annually.  The Company utilized the proceeds from the issuance of the Series 2012 Bonds to repay the $4.5 million loan entered into to complete the acquisition of Eaglewood Village; make certain repairs and improvements to the Eaglewood Village facility; fund certain reserves; and pay the cost of the issuance of the Series 2012 Bonds.

 

Oklahoma PSA Amendment

 

On April 17, 2012, the Company amended its agreement with First Commercial Bank, to acquire six skilled nursing facilities located in Oklahoma.  The amendment requires an additional deposit of $50,000 into escrow to be used as earnest money; amends the closing date to the date which is sixty (60) days after all required licenses are received, but in no event later than September 30, 2012; and releases $200,000 from escrow to First Commercial Bank.  Upon the closing of the purchase, the Company shall receive a $200,000 credit against the purchase price; however if the transaction fails to be consummated for any reason other than (i) default by First Commerical Bank; (ii) the failure of a condition to closing to be satisfied; or (iii) an event of casualty or condemnation, First Commercial Bank shall be entitled to retain the $200,000 disbursed from escrow. If the transaction fails to be consummated for any reason other than as described in the preceding sentence, First Commercial Bank shall return the $200,000 to the Company upon demand.

 

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Table of Contents

 

NOTE 15. SUBSEQUENT EVENTS   (continued)

 

Cantone Promissory Note — April 2012

 

On April 27, 2012, we issued a promissory note in favor of Cantone Asset Management LLC for an aggregate principal amount of $1,500,000.  The note matures on the earlier of: (i) October 1, 2012; or (ii) the date on which we receive proceeds, in an amount not less than $6,000,000, from a public offering or private placement of our common stock or debt securities. Interest on the note accrues on the principal balance thereof at an annual rate of 10%; provided, however, if the entire principal amount of the note is not paid by July 1, 2012, the interest rate shall increase by 1% for each month or part thereof during which any principal amount of the note shall remain unpaid.  We may prepay the note in whole or in part, at any time, without notice or penalty; provided, however, if the note is prepaid prior to October 1, 2012, then we shall continue to pay interest on the note through such date.  Payments of all amounts under the note are subordinate and junior in right of priority to the prior payment in full of a promissory note we issued to Cantone Asset Management LLC, dated March 30, 2012, in the principal amount of $3,500,000.

 

Sumter Valley PSA

 

On April 27, 2012, we entered into a Purchase and Sale Agreement with Pinewood Holdings, LLC to acquire the Sumter Valley Nursing and Rehab Center, a 96-bed skilled nursing facility located in Sumter, South Carolina, for an aggregate purchase price of $5,500,000.  The purchase price consists of: (i) $5,250,000 cash consideration; and (ii) a $250,000 promissory note to be issued by AdCare to Pinewood Holdings LLC that shall bear interest at a fixed rate of 6% based on a 15 year amortization schedule.  Pursuant to the Purchase and Sale Agreement, we deposited $100,000 into escrow to be held as earnest money.  We expect the closing of the acquisition to occur on July 31, 2012.

 

Abington Acquisition

 

On April 30, 2012, we completed the acquisition of Abington Place Health and Rehab Center, a 120-bed skilled nursing facility located in Little Rock, Arkansas from SCLR, LLC, pursuant to that certain previously announced Purchase and Sale Agreement, between SCLR, LLC and AdCare Property Holdings, LLC, dated as of January 3, 2012, for an aggregate purchase price of $3,600,000. In connection with the closing of this acquisition, APH&R Property Holdings, LLC, our wholly owned subsidiary, entered into a Loan Agreement with Metro City Bank in an aggregate principal amount of $3,425,500.   We will take effective control over operations on June 1, 2012.

 

The loan matures on September 1, 2012.  Interest on the loan accrues on the principal balance thereof at an annual rate of 2.25% per annum plus the prime interest rate, to be adjusted on a monthly basis (but in no event shall the total interest be less than 6.25% per annum), and payments for the interest are payable monthly, commencing on June 1, 2012 and ending on September 1, 2012.  The entire outstanding principal balance of the loan, together with all accrued but unpaid interest thereon, is payable on September 1, 2012.  The loan is secured by a first mortgage on the real property and improvements constituting the facility.  We assigned to Metro City Bank a certificate of deposit in the amount of $1,000,000 as additional security for the loan.

 

Convacare

 

On January 17, 2012, we entered into a Purchase and Sale Agreement with Gyman Properties, LLC to acquire a 141-bed skilled nursing facility located in Lonoke, Arkansas, for an aggregate purchase price of $6,486,000.  Pursuant to the Purchase and Sale Agreement, we deposited $250,000 into escrow to be held as earnest money.  On May 9, 2012, the Company assigned all of its rights under the Purchase and Sale Agreement to GL Nursing, LLC, an entity affiliated with Christopher Brogdon, the Company’s Vice Chairman and Chief Acquisition Officer.

 

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Table of Contents

 

Item 2.  Management’s Discussion and Analysis of Financial Condition and Results of Operations.

 

Special Note Regarding Forward Looking Statements

 

Certain statements in this Quarterly Report on Form 10-Q (this “Quarterly Report”)  constitute “forward-looking statements.”  These forward-looking statements involve known or unknown risks, uncertainties and other factors that may cause the actual results, performance, or achievements of the Company to be materially different from any future results, performance or achievements expressed or implied by the forward-looking statements.  Specifically, the actions of competitors and customers and our ability to execute the Company’s business plan, and our ability to increase revenues is dependent upon our ability to continue to expand our current business and to expand into new markets, general economic conditions, and other factors.  You can identify forward-looking statements by terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” “potential,” “continues,” or the negative of these terms or other comparable terminology.  Although we believe that the expectations reflected in the forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, performance or achievements.  We undertake no obligation to publicly update or review any forward-looking statements, whether as a result of new information, future developments or otherwise.  You should read this Management’s Discussion and Analysis of Financial Condition and Results of Operations in conjunction with the financial statements and related notes included in this  Quarterly Report and included in the Annual Report.

 

Overview

 

We own and manage retirement communities, assisted living facilities, and nursing homes.  We deliver skilled nursing, assisted living and home health services through wholly owned separate operating subsidiaries.  During the first quarter of 2012, we acquired two facilities (one skilled nursing facility and one assisted living facility), bringing our Company’s total bed count to 3,916 at March 31, 2012.  The following tables provide summary information regarding our recent acquisitions and facility composition.

 

 

 

March 31, 2012

 

December 31, 2011

 

December 31, 2010

 

Cumulative number of facilities

 

44

 

42

 

27

 

Cumulative number of operational beds

 

3,916

 

3,737

 

2,428

 

 

 

 

Number of

 

Number of Facilities at March 31, 2012

 

State

 

 Operational
 Beds/Units

 

Owned

 

VIE

 

Leased

 

Managed for
Third Parties

 

Total

 

Arkansas

 

530

 

6

 

 

 

 

6

 

Alabama

 

408

 

2

 

1

 

 

 

3

 

Georgia

 

1,497

 

3

 

 

10

 

 

13

 

Missouri

 

80

 

 

 

1

 

 

1

 

North Carolina

 

106

 

1

 

 

 

 

1

 

Ohio

 

981

 

10

 

 

1

 

4

 

15

 

Oklahoma

 

314

 

 

5

 

 

 

5

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

3,916

 

22

 

6

 

12

 

4

 

44

 

Facility Type

 

 

 

 

 

 

 

 

 

 

 

 

 

Skilled Nursing

 

3,421

 

14

 

5

 

12

 

3

 

34

 

Assisted Living

 

412

 

8

 

1

 

 

 

9

 

Independent Living

 

83

 

 

 

 

1

 

1

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total

 

3,916

 

22

 

6

 

12

 

4

 

44

 

 

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Table of Contents

 

Acquisitions

 

We have embarked on a strategy to grow our business through acquisitions and leases of senior care facilities and businesses providing services to those facilities.  During the first quarter 2012, we acquired two facilities (one skilled nursing facility and one assisted living facility), bringing our Company’s total bed count to 3,916 at March 31, 2012.

 

·                   On December 30, 2011, we acquired a skilled nursing facility and an assisted living facility both located in Springfield, Ohio, for an aggregate adjusted purchase price of $12,412,000.  We obtained effective control and commenced operating these facilities on January 1, 2012.

 

Subsequent to March 31, 2012, the following acquisitions were completed:

 

·                   On March 30, 2012, we acquired three skilled nursing facilities located in Little Rock, Arkansas.  The total purchase price was $27,280,000.  We obtained effective control and operations commenced on April 1, 2012.

 

·                   On April 30, 2012, we acquired a skilled nursing facility located in Little Rock, Arkansas for an aggregate purchase price of $3,600,000.  We will obtain effective control and plan to commence operations on June 1, 2012.

 

In addition, the following potential acquisitions have been announced during the three months ended March 31, 2012:

 

·                   On January 17, 2012, we entered into a Purchase and Sale Agreement with Gyman Properties, LLC to acquire a 141-bed skilled nursing facility located in Lonoke, Arkansas, for an aggregate purchase price of $6,486,000.  Pursuant to the Purchase and Sale Agreement, we deposited $250,000 into escrow to be held as earnest money.  On May 9, 2012, the Company assigned all of its rights under the Purchase and Sale Agreement to GL Nursing, LLC, an entity affiliated with Christopher Brogdon, the Company’s Vice Chairman and Chief Acquisition Officer.

 

·                   On March 12, 2012, we entered into a Purchase and Sale Agreement with Westlake Nursing Home Limited to acquire a 118-bed skilled nursing facility located in Oklahoma City, Oklahoma, for an aggregate purchase price of $5,800,000.  Pursuant to the Purchase and Sale Agreement, we deposited $25,000 into escrow to be held as earnest money.  We expect the closing of the acquisition to occur on May 15, 2012.

 

·                   On March 14, 2012, we entered into a Purchase and Sale Agreement with F & F Ventures, LLC and Tulsa Christian Care, Inc., doing business as Companions Specialized Care Center to acquire a 121-bed skilled nursing facility located in Tulsa, Oklahoma for an aggregate purchase price of $5,750,000.  The purchase price consists of a $5,000,000 cash payment and the issuance of shares of our common stock with an aggregate value of $750,000, with such shares valued at the average closing price of our common stock for the ten-day period ending on the last business day prior to the closing of the acquisition.  Pursuant to the Purchase and Sale Agreement, we deposited $150,000 into escrow to be held as earnest money.  We expect the closing of the acquisition to occur on May 30, 2012.  Beginning April 1, 2012, we entered into a management agreement to operate the facility in the interim period which will result in the consolidation of the results of operations as a variable interest entity.

 

For information regarding purchase and sale agreements of facilities that have been entered into subsequent to March 31, 2012, see Note 15 in the “Notes to Consolidated Financial Statements” section of Part I, Item 1 of this Quarterly Report.

 

We are currently evaluating potential acquisition opportunities in addition to those described above and we continue to seek new opportunities to further our growth strategy.  No assurance is made that any of these potential acquisition opportunities will be determined to be appropriate for us or that we will complete any of such acquisitions on terms acceptable to us, or at all.

 

Segments

 

The Company reports its operations in three segments:  SNF, ALF, and Corporate & Other.  The Company delivers services through wholly owned separate operating subsidiaries.  The SNF and ALF segments provide services to individuals needing long-term care in a nursing home or assisted living setting and management of those facilities.  The Corporate & Other segment engages in the management of facilities and accounting and IT services.  We evaluate financial performance and allocate resources primarily based on segment operating income (loss).  Segment operating results excludes interest expense and other non-operating income and expenses.  Segment operating results excludes interest expense and other non-operating income and expenses.  See Note 4 in the “Notes to Consolidated Financial Statements” section of Part I, Item 1 of this Quarterly Report.

 

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Table of Contents

 

Skilled Nursing Facilities

 

We focus on two primary indicators in evaluating the financial performance in this segment.  Those indicators are facility occupancy and patient mix.  Facility occupancy is important as higher occupancy generally leads to higher revenues.  In addition, concentrating on increasing the number of Medicare covered admissions (the “patient mix”) helps in increasing revenues.  We include commercial insurance covered admissions that are reimbursed at the same level as those covered by Medicare in our Medicare utilization percentages and analysis.

 

For the three months ended March 31 , 2012, revenue in our skilled nursing segment increased approximately $18,354,000 compared to March 31, 2011, as a result of acquisitions during the year.  This segment had an income from operations of $3,090,000 as a result of optimization of occupancy and quality mix as well as expense control.  We expect to continue to implement and refine strategies designed to sustain these goals.  Total assets increased $54,991,000 due to acquisitions made since March 31, 2011.

 

“Same Facilities” results represent those owned and leased facilities we began to operate prior to April 1, 2011.

 

“Recently Acquired Facilities” results represents those owned and leased facilities we began to operate subsequent to April 1, 2011.

 

Average Occupancy

 

 

 

Three Months Ended  March 31 ,

 

 

 

2012

 

2011

 

Same Facilities

 

85.9

%

86.8

%

Recently Acquired Facilities

 

74.6

%

n/a

 

Total

 

81.1

%

86.8

%

 

We continue our work towards maximizing the number of patients covered by Medicare where our operating margins are higher.

 

Patient Mix

Three Months Ended March 31,

 

 

 

 

 

 

 

Recently

 

 

 

 

 

 

 

 

 

 

 

Acquired

 

 

 

 

 

 

 

Same Facilities

 

Facilities

 

Total

 

 

 

2012

 

2011

 

2012

 

2011

 

2012

 

2011

 

Medicare

 

15.0

%

15.5

%

13.2

%

n/a

 

14.3

%

15.5

%

Medicaid

 

73.2

%

76.4

%

73.8

%

n/a

 

73.4

%

76.4

%

Other

 

11.8

%

8.1

%

13.0

%

n/a

 

12.3

%

8.1

%

Total

 

100.0

%

100.0

%

100.0

%

n/a

 

100.0

%

100.0

%

 

For the Three Months Ended March 31 , 2012:

 

 

 

Operational

 

Period’s

 

 

 

Medicare

 

 

 

 

 

 

 

 

 

Beds at

 

Average

 

Occupancy

 

Utilization

 

2012 Q1

 

Medicare

 

 

 

 

 

Period

 

Operational

 

(Operational

 

(Skilled

 

Total

 

(Skilled)

 

Medicaid

 

Region (SNF Only)

 

End(1)

 

Beds

 

Beds)

 

%ADC)(2)

 

Revenues

 

$PPD(3)

 

$PPD(3)

 

Alabama

 

304

 

304

 

83.7

%

12.8

%

$

4,920

 

$

385.43

 

$

182.77

 

Arkansas

 

498

 

498

 

70.9

%

12.8

%

$

6,422

 

$

355.28

 

$

171.31

 

Georgia

 

1,497

 

1,497

 

86.6

%

14.5

%

$

23,868

 

$

468.73

 

$

145.70

 

Missouri

 

80

 

80

 

61.3

%

24.1

%

$

923

 

$

399.28

 

$

134.01

 

North Carolina

 

106

 

106

 

89.0

%

18.1

%

$

1,906

 

$

465.60

 

$

154.91

 

Ohio

 

293

 

293

 

82.9

%

17.7

%

$

5,282

 

$

467.15

 

$

158.76

 

Oklahoma

 

314

 

314

 

69.3

%

9.4

%

$

3,225

 

$

430.04

 

$

123.94

 

Total

 

3,092

 

3,092

 

81.1

%

14.3

%

$

46,547

 

$

442.03

 

$

152.21

 

 


(1)        Excludes managed beds which are not consolidated.

(2)        ADC is the Average Daily Census

(3)        PPD is the Per Patient Day equivalent

 

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Table of Contents

 

Assisted Living Facilities

 

For the three months ended March 31 , 2012, revenue in our ALF segment increased approximately $920,000 compared to March 31, 2011 as a result of increased revenue from acquisitions, an annual increase in rates charged to privately paying residents and increasing occupancy.  This segment had income from operations of $694,000.  Total assets increased $5,103,000 primarily due to acquisitions since March 31, 2011 and other building improvements made during the last 12 months.

 

 

 

Average Occupancy

 

 

 

Three Months Ended
March 31
,

 

 

 

2012

 

2011

 

Total

 

81.4

%

74.5

%

 

Comparison for the three months ended March 31, 2012 and 2011

 

 

 

Total Patient
 Care Revenues
 Three Months Ended
 March 31,

 

Assisted Living

 

2012

 

2011

 

Same Facilities

 

$

2,596

 

2,341

 

Recently Acquired Facilities

 

665

 

n/a

 

Total

 

$

3,261

 

$

2,341

 

 

Residents of our assisted living facilities rely on their personal investments and wealth to pay for their stay.  Although many of the risks still remain, such as declines in market values of investments, depressed market for the sale of private homes, and adult children caring for their elderly at home, we have seen an increase in census.

 

Corporate & Other

 

We manage three skilled nursing facilities and one independent living campus for third party owners under management agreements that either are for a fixed monthly fee or for a percentage of revenue generated by the managed facility.  Depending on the type of management agreement, our revenues increase annually according to inflationary adjustments stipulated in our management agreements or they increase as the facility’s revenue increases for the management agreements that are based on a percentage of revenue.  This segment includes our corporate overhead expenses, which are made up of salaries of our senior management team members and various other corporate expenses, including, but not limited to, corporate office operating expenses, audit fees, legal fees and board activities.  Additionally, non-cash charges for compensation expense related to warrants, restricted stock and stock options are included in corporate overhead.  We do not allocate these expenses to the divisions or separate them from management and development business for management review purposes.

 

Results of Operations

 

 

 

Total Patient Care Revenues

 

(Amounts in 000s)

 

Three Months Ended  March 31 ,

 

Skilled Nursing

 

2012

 

2011

 

Same Facilities

 

$

29,090

 

$

28,191

 

Recently Acquired Facilities

 

17,455

 

n/a

 

Total

 

$

46,545

 

$

28,191

 

 

 

 

Three Months Ended  March 31 ,

 

Assisted Living

 

2012

 

2011

 

Same Facilities

 

$

2,596

 

$

2,341

 

Recently Acquired Facilities

 

665

 

n/a

 

Total

 

$

3,261

 

$

2,341

 

 

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Table of Contents

 

Comparison for the three months ended March 31 , 2012 and 2011

 

Patient Care Revenues - For the periods presented, total patient care revenues increased $19.3 million, or 63%.

 

Revenue in our SNF segment increased approximately $18,354,000 when compared to the three months ended March 31, 2011, primarily as a result of additional facilities acquired since March, 2011.  In addition, census and quality mix improved existing facilities.  This segment had a net income from operations of $3,090,000 which is $2,585,000 higher compared to the three months ended March 31, 2011 as a result of higher revenue due to acquisitions and improved reimbursement. We are seeking to increase facility occupancy and to increase the number of patients covered by Medicare.  We seek to continue to implement and refine strategies designed to achieve these goals.

 

Revenue in our ALF segment increased approximately $920,000 when compared to the three months ended March 31, 2011, as a result of increased census and levels of care as well as the addition of one new facility in 2012 and one new facility in the fourth quarter of 2011.  This segment had income from operations of $694,000 which is $490,000 more than the same period in 2011 from increased occupancy and an annual increase in rates charged to residents of the facilities.

 

Management Revenue - For the periods presented, management revenues (net of eliminations) decreased $135,000, or 27%, as a result of fewer managed facilities.

 

Cost of Sales — For the periods presented, cost of sales was approximately $40,123,000 compared to $25,175,000 for the same period a year ago.  This is the result of numerous acquisitions over the past 12 months.

 

General and Administrative - For the periods presented, general and administrative costs have increased $1,007,000 due to additional management staff necessary to direct the growth and maximize the results of the newly acquired facilities.

 

Three Months Ended March 31, 2012

 

(Amounts in 000s)

 

Same
Facilities

 

Recently
Acquired
Facilities

 

Total

 

SNF Other Operating Expenses

 

$

27,482

 

$

15,973

 

$

43,455

 

ALF Other Operating Expenses

 

2,055

 

512

 

2,567

 

Management/Corporate Other Operating Expenses

 

4,079

 

 

4,079

 

Eliminations

 

(1,579

)

(906

)

(2,485

)

Total Other Operating Expenses

 

$

32,037

 

$

15,579

 

$

47,616

 

 

Infrastructure Costs - Company management separately identifies certain costs, which the Company has incurred that we believe are directly related to the growth of the Company.  These “infrastructure costs” include, but are not limited to, additional management and staff necessary to support our operational teams in our newly acquired facilities, including those in states that we have not previously operated.  These costs are included on the Consolidated Statement of Operations (included elsewhere in this Quarterly Report) under General and Administrative Expenses. Infrastructure costs are estimated as $159,000 and $117,000 for the three months ended March 31, 2012 and 2011, respectively.

 

Facility Rent Expense - For the periods presented, lease expenses increased $162,000 due to annual increases and the addition of the one new leased facility in the fourth quarter of 2011.

 

 

 

Three Months Ended  March 31

 

(Amounts in 000s)

 

2012

 

2011

 

Lease Expense

 

$

2,065

 

$

1,903

 

 

Depreciation and Amortization - For the periods presented, depreciation and amortization increased $850,000.  The depreciation increase is directly related to acquisition activity that was not included in the 2011 results as it occurred in later periods. In addition, the acquisitions resulted in intangibles that are being amortized during the period.

 

Interest Expense, net - For the periods presented, interest expense, net increased $1.5 million, or 106%.  We have entered into numerous debt instruments in relation to our growth strategy for the acquisition of the facilities which began in the third quarter of 2010.  In addition, several of the arrangements are short term in nature resulting in higher interest rates than previously experienced and an increase in the amortization of deferred loan costs associated with the new debt agreements.

 

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Table of Contents

 

Acquisition Costs, net of Gains - For the period ended March 31, 2012, acquisition costs, net of gains was an expense of $293,000, compared to a net gain of $979,000 for the comparative period.  For the period ended March 31, 2012, the total acquisition costs were legal fees directly related to the acquisition of the two Ohio facilities and other costs incurred on potential future acquisitions.  For the period ended March 31, 2011, the amount was the result of gains recognized on the acquisition of the Sylva, North Carolina facility during the first quarter, 2011.

 

Derivative Gain/Loss - For the period ended March 31, 2012, the derivative gain was $410,000, compared to a loss of $1,350,000 for the same period in 2011. The derivative is a product of a convertible debt instrument entered into during the third quarter of 2010.  The expense associated with the derivative increases as the stock price climbs, and conversely decreases as the stock price declines.  The price of the common stock of the Company declined during the three-month period ended March 31, 2012.

 

Other Income/(Expense) - For the periods presented, other income decreased $622,000.  There was a recovery of receivables recorded in the prior year.

 

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Table of Contents

 

Critical Accounting Policies and Use of Estimates

 

There have been no significant changes during the three months ended March 31, 2012 to the items that we disclosed as our critical accounting policies and use of estimates in our discussion and analysis of financial condition and results of operation contained in the Annual Report.

 

24



Table of Contents

 

Liquidity and Capital Resources

 

Overview

 

Liquidity is the measure of the Company’s ability to have adequate cash or access to cash at all times in order to meet financial obligations when due, as well as to fund corporate expansion and other activities.  Historically, the Company has met its liquidity requirements through a combination of net cash flow from operations, debt from third party lenders and issuances of other debt and equity securities.

 

We have negative working capital of approximately $6,537,000 at March 31, 2012.  Our ability to sustain profitable operations is dependent on continued growth in revenue and controlling costs.

 

During the next twelve months, the Company believes it will require additional financing to satisfy its financial obligations and implement its expansion strategy.  The Company is currently exploring several financing alternatives and may seek to raise additional capital through the sale of additional debt or equity securities, although there is no assurance that the Company will be able to raise additional capital through the issuance of debt or equity securities on terms acceptable to it, or at all.  If the Company is unable to secure such additional financing, then the Company may be required to restructure its outstanding indebtedness and delay or modify its expansion plans.

 

Eaglewood Facilities Financing

 

On January 1, 2012, Woodland Holdings, LLC, our wholly owned subsidiary, entered into a loan agreement with The PrivateBank and Trust Company in an aggregate principal amount of $4,800,000.  The loan was used to fund the acquisition of the Woodland Manor facility located in Springfield, Ohio.

 

The loan matures on December 30, 2016.  Interest on the loan accrues on the principal balance thereof at an annual rate of the greater of (i) 6.0% per annum or (ii) the LIBOR rate plus 4.0% per annum, and payments for the interest and a portion of the principal balance are payable monthly, commencing on February 1, 2012 and ending on December 1, 2016.  The entire outstanding principal balance of the loan, together with all accrued but unpaid interest thereon, is payable on December 30, 2016. The loan is secured by a first mortgage on the real property and improvements constituting the Woodland Manor facility and guaranteed by AdCare.

 

In addition, on January 1, 2012, Eaglewood Holdings, LLC and Eaglewood Village, LLC, our wholly owned subsidiaries, jointly and severally issued two promissory notes to Eaglewood Villa, Ltd. in the amount of $4,500,000 and $500,000.  Proceeds from the notes were used to fund the acquisition of the Eaglewood Village facility located in Springfield, Ohio.

 

The $500,000 note matures on December 30, 2016 and the $4,500,000 note matures on June 30, 2012.  Interest on the $500,000 note accrues at a rate of 6.5% per annum and interest on the $4,500,000 Eaglewood Loan accrues at a rate of (i) 6.5% per annum from January 1, 2012 to February 29, 2012; (ii) 8.5% per annum from March 1, 2012 to April 30, 2012; and (iii) 10.5% per annum from May 1, 2012 to June 30, 2012. Principal and interest payments under the notes shall be due and payable monthly, beginning on February 1, 2012.  The notes are secured by a mortgage on the real property and improvements constituting the Eaglewood Village facility.

 

HUD Financing

 

On January 31, 2012, we refinanced the mortgage on our Home & Hearth of Vandalia facility to obtain a term note guaranteed by HUD.  The HUD mortgage note requires monthly principal and interest payments with an annual fixed interest rate of 3.74%.  The note matures in 2041.  The note has a prepayment penalty of 8% for any prepayment made prior to March 1, 2014, which penalty is reduced by 1% each year thereafter until the eighth anniversary of such date, after which there is no prepayment penalty.

 

Cantone Promissory Note — March 2012

 

On March 29, 2012, we issued a promissory note in favor of Cantone Asset Management LLC for an aggregate principal amount of $3,500,000.  The note matures on the earlier of: (i) October 1, 2012; or (ii) the date on which we shall receive proceeds, in an amount not less than $6,000,000, from a public offering or private placement of our common stock. Interest on the note accrues on the principal balance thereof at an annual rate of 10%; provided, however, if the entire principal amount of the note is not paid by July 1, 2012, the interest rate shall increase by 1% for each month or part thereof during which any principal amount of the note shall remain unpaid.  We may prepay the note in whole or in part, at any time, without notice or penalty; provided, however, if the note is prepaid prior to October 1, 2012, then we shall continue to pay interest on the note through such date.

 

In connection with the issuance of the note, Cantone Research, Inc. has agreed to provide us with certain consulting services for a monthly fee if the Company and Cantone Asset Management LLC (or an affiliated entity) do not agree to the terms of an additional financing arrangement pursuant to which it (or affiliated entity) would loan to us at least $4,000,000 for a four-year term.

 

2012 Public Stock Offering

 

In March 2012, we completed a firm commitment underwritten public offering of 1,100,000 shares of our common stock at a public offering price of $3.75 per share.  We received net proceeds of approximately $3.6 million after deducting underwriting discounts, and other offering-related expenses of approximately $0.5 million.  We intend to use the net proceeds from this offering for working capital and other general corporate purposes.

 

The Company has also granted the underwriters in the offering an option for 45 days to purchase an additional 165,000 shares of common stock to cover over-allotments, if any. This over-allotment option expires on May 11, 2012.

 

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Table of Contents

 

For information on financings that have been entered into subsequent to March 31, 2012, see Note 15 in the “Notes to Consolidated Financial Statements” section of Part I, Item 1 of this Quarterly Report.

 

The following table presents selected data from our consolidated statement of cash flows for the periods presented:

 

 

 

Three Months Ended March 31

 

 

 

2012

 

2011

 

Net cash provided by operating activities - continuing operations

 

$

2,066

 

$

623

 

Net cash (used in) provided by operating activities - discontinued operations

 

(204

)

160

 

Net cash used in investing activities - continuing operations

 

(3,012

)

(545

)

Net cash provided by financing activities - continuing operations

 

5,162

 

5,601

 

Net cash used in financing activities - discontinued operations

 

(48

)

(46

)

Net change in cash and cash equivalents

 

3,964

 

5,793

 

Cash and cash equivalents at beginning of period

 

7,364

 

3,911

 

Cash and cash equivalents at end of period

 

$

11,328

 

$

9,704

 

 

Three months ended March 31, 2012

 

Net cash provided by operating activities for the three months ended March 31, 2012, was approximately $1,862,000 consisting primarily of our net loss and changes in working capital, offset by noncash charges (primarily depreciation and amortization, share-based compensation, difference between straight-line rent and rent paid, and amortization of debt discounts and related deferred financing costs); all primarily the result of routine operating activity.

 

Net cash used in investing activities for the three months ended March 31, 2012, was approximately $3,012,000.  This is primarily the result of funding our acquisitions, including making escrow deposits.

 

Net cash provided by financing activities was approximately $5,114,000 for the three months ended March 31, 2012.  This is primarily the result of cash proceeds received from warrant exercises, the public stock offering, and proceeds from debt financings to fund our acquisitions, partially offset by repayments of existing debt obligations.

 

Three months ended March 31, 2011

 

Net cash used in operating activities for the three months ended March 31, 2011 was approximately $783,000 consisting primarily of our net loss from operations and changes in working capital partially offset by noncash charges, all primarily the result of routine operating activity.

 

Net cash used in investing activities for the three months ended March 31, 2011 was approximately $545,000.  This is primarily the result of deposits for acquisitions and the purchase of additional equipment offset partially by reductions in restricted cash and investments.

 

Net cash provided by financing activities was approximately $5,555,000 for the three months ended March 31, 2011.  This is primarily the result of proceeds from the convertible debt issuance net of issuance costs on March 31, 2011, and increases in borrowings on the line of credit partially offset by repayments of existing debt obligations.

 

Item 3.  Quantitative and Qualitative Disclosure About Market Risk

 

Not required.

 

Item 4.  Controls and Procedures

 

We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in our reports filed pursuant to the Securities Exchange Act of 1934, as amended (the “Exchange Act”), is recorded, processed, summarized and reported within the time periods specified in the rules and forms of the Securities and Exchange Commission and that such information is accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer,

 

26



Table of Contents

 

as appropriate, to allow for timely decisions regarding required disclosure. In designing and evaluating the disclosure controls and procedures, management recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and management is required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures.

 

Our Management, with the participation of our Chief Executive Officer and Chief Financial Officer, has evaluated  the effectiveness of our disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act) as of the end of the period covered by this Quarterly Report (the “Evaluation Date”). Based on such evaluation, our Chief Executive Officer and Chief Financial Officer have concluded that, as of the Evaluation Date, our disclosure controls and procedures are effective.

 

There have not been any changes in our internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the quarter ended March 31, 2012 that have been materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

 

Part II.  Other Information

 

Item 1.  Legal Proceedings

 

We are party to various legal actions and administrative proceedings and are subject to various claims arising in the ordinary course of business, including claims that our services have resulted in injury or death to the residents of our facilities and claims related to employment, staffing requirements and commercial matters. Although we intend to vigorously defend ourselves in these matters, there can be no assurance that the outcomes of these matters will not have a material adverse effect on our results of operations and financial condition.

 

We operate in an industry that is extremely regulated. As such, in the ordinary course of business, we are continuously subject to state and federal regulatory scrutiny, supervision and control. Such regulatory scrutiny often includes inquiries, investigations, examinations, audits, site visits and surveys, some of which are non-routine. In addition to being subject to direct regulatory oversight of state and federal regulatory agencies, our industry is frequently subject to the regulatory practices, which could subject us to civil, administrative or criminal fines, penalties or restitutionary relief, and reimbursement authorities could also seek the suspension or exclusion of the provider or individual from participation in their program. We believe that there has been, and will continue to be, an increase in governmental investigations of long-term care providers, particularly in the area of Medicare/Medicaid false claims, as well as an increase in enforcement actions resulting from these investigations. Adverse determinations in legal proceedings or governmental investigations against or involving us, whether currently asserted or arising in the future, could have a material adverse effect on our financial position, results of operations and cash flows.

 

Item 1A.    Risk Factors

 

Our operations and financial results are subject to various risks and uncertainties that could adversely affect our business, financial condition, results of operations, cash flows, and trading price of our common stock. Please refer to our Annual Report for additional information concerning these and other uncertainties that could negatively impact the Company.

 

Item 5. Other Information

 

On May 9, 2012, we entered into an Assignment of Purchase and Sale Agreement with GL Nursing, LLC (“GL Nursing”), pursuant to which we assigned all of our rights, and GL Nursing assumed all of our obligations, under that certain Purchase and Sale Agreement, as amended, made and entered into as of January 17, 2012, by and between AdCare Property Holdings, LLC and Gyman Properties, LLC.

 

Pursuant to the Purchase and Sale Agreement and as previously disclosed: (i) we had the right to acquire land, buildings, improvements, furniture, fixtures and equipment comprising a 141-bed skilled nursing facility known as Golden Years Manor located in Lonoke, Arkansas for an aggregate purchase price of $6,486,000; and (ii) in connection therewith, deposited $250,000 into escrow as a deposit and extension fee. Pursuant to the Assignment of Purchase and Sale Agreement, GL Nursing has agreed to reimburse us the $250,000 deposit and all of our out-of-pocket costs relating to the Golden Years Manor facility upon the closing of the acquisition.

 

Christopher Brogdon, the Company’s Vice Chairman and Chief Acquisition Officer and a beneficial owner of greater than 10% of the Company’s common stock, beneficially owns and controls GL Nursing. For a further description of the Company’s relationship with Mr. Brogdon, see the information set forth in: (i) the section entitled “Certain Information and Related Party Transactions” of our Proxy Statement on Schedule 14A filed with the Securities and Exchange Commission on March 30, 2012; (ii) the Annual Report; and (iii) Item 1.01 of our Current Report on Form 8-K filed with the Securities and Exchange Commission on April 23, 2012, which sections and items are incorporated herein by this reference.

 

Item 6.  Exhibits

 

The agreements included as exhibits to this Quarterly Report are included to provide information regarding the terms of these agreements and are not intended to provide any other factual or disclosure information about the Company, its business or the other parties to these agreements. These agreements may contain representations and warranties by each of the parties to the applicable agreement. These representations and warranties have been made solely for the benefit of the other parties to the applicable agreement and:

 

·                   should not in all instances be treated as categorical statements of fact, but rather as a way of allocating the risk to one of the parties if those statements prove to be inaccurate;

 

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·                   have been qualified by disclosures that were made to the other party in connection with the negotiation of the applicable agreement, which disclosures are not necessarily reflected in the agreement;

 

·                   may apply standards of materiality in a way that is different from what may be viewed as material to investors; and

 

·                   were made only as of the date of the applicable agreement or such other date or dates as may be specified in the agreement and are subject to more recent developments.

 

Accordingly, these representations and warranties may not describe the actual state of affairs as of the date they were made or at any other time, and should not be relied upon by investors.

 

Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

2.1

 

Purchase and Sale Agreement, dated as of January 3, 2012, between SCLR, LLC and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.9 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2011

 

 

 

 

 

2.2

 

Purchase and Sale Agreement, dated as of January 17, 2012, between Gyman Properties, LLC and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.1 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2011

 

 

 

 

 

2.3

 

Purchase and Sale Agreement, dated March 12, 2012, by and between Westlake Nursing Home Limited and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.1 to the Registrant’s Current Report on Form 8-K filed March 15, 2012

 

 

 

 

 

2.4

 

Purchase and Sale Agreement, dated March 14, 2012, by and between F & F Ventures, LLC, Tulsa Christian Care, Inc., d/b/a/ Companions Specialized Care Center and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.2 to the Registrant’s Current Report on Form 8-K filed March 15, 2012

 

 

 

 

 

2.5

 

Purchase and Sale Agreement, dated as of April 3, 2012, between Evans Memorial Hospital, Inc. and AdCare Property Holdings, LLC.

 

Incorporated by reference from Exhibit 2.1 to the Registrant’s Current Report on Form 8-K filed April 9, 2012

 

 

 

 

 

2.6

 

Third Amendment to Purchase and Sale Agreement, dated as of April 17, 2012, by and between First Commercial Bank and AdCare Property Holdings, LLC.

 

Incorporated by reference from Exhibit 2.2 to the Registrant’s Current Report on Form 8-K filed April 23, 2012

 

 

 

 

 

2.7

 

Purchase Agreement, dated as of April 27, 2012, between AdCare Property Holdings, LLC and Pinewood Holdings, LLC

 

Incorporated by reference from Exhibit 2.1 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

2.8

 

Second Amendment to Purchase and Sale Agreement, dated April 30, 2012, by and between Gyman Properties, LLC and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.2 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

3.1

 

Amended and Restated Articles of Incorporation

 

Incorporated by reference from Exhibit 3.1 of the Registrant’s Registration Statement Form SB (Registration No. 333-131542)

 

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Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

 

 

 

 

filed February 3, 2006

 

 

 

 

 

3.2

 

Code of Regulations

 

Incorporated by reference from Exhibit 3.2 of the Registrant’s Registration Statement Form SB (Registration No. 333-131542) filed February 3, 2006

 

 

 

 

 

3.3

 

Amendment to Amended and Restated Articles of Incorporation

 

Incorporated by reference to Exhibit 3.3 of the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2011

 

 

 

 

 

4.1

 

Warrant to Purchase 312,500 Shares of Common Stock, dated April 1, 2012, issued by AdCare Health Systems, Inc. to Strome Alpha Offshore Ltd.

 

Filed herewith

 

 

 

 

 

4.2

 

Warrant to Purchase 300,000 Shares of Common Stock, dated March 30, 2012, issued by AdCare Health Systems, Inc. to Cantone Asset Management LLC

 

Filed herewith

 

 

 

 

 

10.1

 

Mortgage Deed, recorded January 31, 2012, executed by Hearth and Home of Vandalia, Inc. in favor of Red Mortgage Capital, LLC

 

Filed herewith

 

 

 

 

 

10.2

 

Mortgage Note, dated January 1, 2012, entered into by Hearth & Home of Vandalia, Inc. in favor of Red Mortgage Capital, LLC

 

Filed herewith

 

 

 

 

 

10.3

 

Security Agreement, dated January 1, 2012, by and between Hearth and Home of Vandalia, Inc. and Red Mortgage Capital, LLC

 

Filed herewith

 

 

 

 

 

10.4

 

Lessee Security Agreement, dated January 1, 2012, by and among AdCare Health Systems, Inc., Hearth & Home of Vandalia, Inc. and Red Mortgage Capital, LLC

 

Filed herewith

 

 

 

 

 

10.5

 

Modification Agreement, dated as of March 9, 2012, by and among Benton Nursing, LLC, Park Heritage Nursing, LLC, Valley River Nursing, LLC, Homestead Nursing, LLC, Woodland Manor Nursing, LLC, Mountain View Nursing, LLC, AdCare Health Systems, Inc. and the PrivateBank and Trust Company

 

Incorporated by reference from Exhibit 99.2 to the Registrant’s Current Report on Form 8-K filed March 15, 2012

 

 

 

 

 

10.6

 

Loan Agreement, dated as of March 30, 2012, by and among Little Rock HC&R Property Holdings, LLC, Northridge HC&R Property Holdings, LLC, Woodland Hills HC Property Holdings, LLC and The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.7

 

Promissory Note, dated as of March 30, 2012, issued by Little Rock HC&R Property Holdings, LLC, Northridge HC&R Property Holdings, LLC and Woodland Hills HC Property Holdings, LLC in favor of The PrivateBank and Trust Company in the amount of $21,800,000

 

Filed herewith

 

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Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

10.8

 

Promissory Note, dated April 1, 2012, issued by AdCare Health Systems, Inc. in favor of Strome Alpha Offshore Ltd., in the amount of $5,000,000

 

Filed herewith

 

 

 

 

 

10.9

 

Promissory Note, dated March 30, 2012, issued by AdCare Health Systems, Inc. in favor of Cantone Asset Management LLC, in the amount of $3,500,000

 

Filed herewith

 

 

 

 

 

10.10

 

Note Purchase Agreement, dated March 29, 2012, by and between AdCare Health Systems, Inc. and Cantone Asset Management LLC

 

Filed herewith

 

 

 

 

 

10.11

 

Guaranty of Payment and Performance, dated as of March 30, 2012, made by AdCare Health Systems, Inc., Little Rock HC&R Property Holdings, LLC, Northridge HC&R Property Holdings, LLC and Woodland Hills HC Property Holdings, LLC, to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.12

 

Mortgage, Security Agreement, Assignment of Rents and Leases & Fixture Filing, dated as of April 1, 2012, executed by Little Rock HC&R Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.13

 

Mortgage, Security Agreement, Assignment of Rents and Leases & Fixture Filing, dated as of April 1, 2012, executed by Northridge HC&R Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.14

 

Mortgage, Security Agreement, Assignment of Rents and Leases & Fixture Filing, dated as of April 1, 2012, executed by Woodland Hills HC Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.15

 

Absolute Assignment of Rents and Leases, dated as of April 1, 2012, executed by Little Rock HC&R Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.16

 

Absolute Assignment of Rents and Leases, dated as of April 1, 2012, executed by Northridge HC&R Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.17

 

Absolute Assignment of Rents and Leases, dated as of April 1, 2012, executed by Woodland Hills HC Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.18

 

Loan Agreement, dated as of April 12, 2012, between the City of Springfield, Ohio and Eaglewood Property Holdings, LLC

 

Filed herewith

 

 

 

 

 

10.19

 

Guaranty Agreement, dated as of April 12, 2012, made and entered into by AdCare Health Systems, Inc., to and for the benefit of BOKF, NA dba Bank of Oklahoma

 

Filed herewith

 

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Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

10.20

 

Land Use Restriction Agreement, dated as of April 12, 2012, by and between BOKF, NA dba Bank of Oklahoma and Eaglewood Property Holdings, LLC

 

Filed herewith

 

 

 

 

 

10.21

 

Open-End Mortgage, Assignment of Leases and Security Agreement, dated April 12, 2012, from Eaglewood Property Holdings, LLC to BOKF, NA dba Bank of Oklahoma

 

Filed herewith

 

 

 

 

 

10.22

 

Loan Agreement, dated April 30, 2012, by and between APH&R Property Holdings, LLC and Metro City Bank

 

Incorporated by reference from Exhibit 99.1 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.23

 

Promissory Note, dated April 30, 2012, issued by APH&R Property Holdings, LLC in favor of Metro City Bank in the amount of $3,425,500

 

Incorporated by reference from Exhibit 99.2 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.24

 

Mortgage and Security Agreement, dated April 30, 2012, between APH&R Property Holdings, LLC and Metro City Bank

 

Incorporated by reference from Exhibit 99.3 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.25

 

Security Agreement, dated April 30, 2012, between APH&R Property Holdings, LLC and Metro City Bank

 

Incorporated by reference from Exhibit 99.4 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.26

 

Guaranty, dated as of April 30, 2012, between APH&R Property Holdings, LLC in favor of Metro City Bank

 

Incorporated by reference from Exhibit 99.5 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.27

 

Guaranty, dated as of April 30, 2012, between AdCare Health Systems, Inc. in favor of Metro City Bank

 

Incorporated by reference from Exhibit 99.6 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.28

 

Collateral Assignment of Certificate of Deposit, dated April 30, 2012, by and between APH&R Property Holdings, LLC and Metro City Bank

 

Incorporated by reference from Exhibit 99.7 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.29

 

Promissory Note, dated April 27, 2012, issued by Cantone Asset Management LLC in favor of AdCare Health Systems, Inc. in the amount of $1,500,000

 

Incorporated by reference from Exhibit 99.8 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.30

 

Assignment of Purchase and Sale Agreement, dated May 9, 2012, between AdCare Property Holdings, LLC and GL Nursing, LLC

 

Filed herewith

 

 

 

 

 

31.1

 

Certification of CEO pursuant to Section 302 of the Sarbanes-Oxley Act.

 

Filed herewith

 

 

 

 

 

31.2

 

Certification of CFO pursuant to Section 302 of the Sarbanes-Oxley Act

 

Filed herewith

 

 

 

 

 

32.1

 

Certification of CEO pursuant to Section 906 of the Sarbanes-

 

Filed herewith

 

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Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

 

 

Oxley Act

 

 

 

 

 

 

 

32.2

 

Certification of CFO pursuant to Section 906 of the Sarbanes-Oxley Act

 

Filed herewith

 

 

 

 

 

101

 

The following financial information from AdCare Health Systems, Inc. Quarterly Report on Form 10-Q for the quarter ended March, 2012, formatted in XBRL (eXtensible Business Reporting Language): (i)  Consolidated Statements of Operations for the three ended March 31, 2012 and 2011, (ii) Consolidated Balance Sheets as of March 31, 2012 and December 31, 2011, (iii) Consolidated Statements of Cash Flows for the three months ended March 31, 2012 and 2011, (iv) Consolidated Statements of Stockholders’ Equity for the three months ended March 31, 2012 and (i) the Notes to Consolidated Financial Statements.

 

Filed herewith

 

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SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused the report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

 

 

 

ADCARE HEALTH SYSTEMS, INC.

 

 

 

(Registrant)

 

 

 

 

Date:

May 10, 2012

 

/s/Boyd P. Gentry

 

 

 

Boyd P. Gentry

 

 

 

Chief Executive Officer

 

 

 

(Principal Executive Officer)

 

 

 

 

Date:

May 10, 2012

 

/s/Martin D. Brew

 

 

 

Martin D. Brew

 

 

 

Chief Financial Officer

 

 

 

(Principal Financial and Accounting Officer)

 

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EXHIBIT INDEX

 

Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

2.1

 

Purchase and Sale Agreement, dated as of January 3, 2012, between SCLR, LLC and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.9 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2011

 

 

 

 

 

2.2

 

Purchase and Sale Agreement, dated as of January 17, 2012, between Gyman Properties, LLC and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.1 to the Registrant’s Annual Report on Form 10-K for the year ended December 31, 2011

 

 

 

 

 

2.3

 

Purchase and Sale Agreement, dated March 12, 2012, by and between Westlake Nursing Home Limited and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.1 to the Registrant’s Current Report on Form 8-K filed March 15, 2012

 

 

 

 

 

2.4

 

Purchase and Sale Agreement, dated March 14, 2012, by and between F & F Ventures, LLC, Tulsa Christian Care, Inc., d/b/a/ Companions Specialized Care Center and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.2 to the Registrant’s Current Report on Form 8-K filed March 15, 2012

 

 

 

 

 

2.5

 

Purchase and Sale Agreement, dated as of April 3, 2012, between Evans Memorial Hospital, Inc. and AdCare Property Holdings, LLC.

 

Incorporated by reference from Exhibit 2.1 to the Registrant’s Current Report on Form 8-K filed April 9, 2012

 

 

 

 

 

2.6

 

Third Amendment to Purchase and Sale Agreement, dated as of April 17, 2012, by and between First Commercial Bank and AdCare Property Holdings, LLC.

 

Incorporated by reference from Exhibit 2.2 to the Registrant’s Current Report on Form 8-K filed April 23, 2012

 

 

 

 

 

2.7

 

Purchase Agreement, dated as of April 27, 2012, between AdCare Property Holdings, LLC and Pinewood Holdings, LLC

 

Incorporated by reference from Exhibit 2.1 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

2.8

 

Second Amendment to Purchase and Sale Agreement, dated April 30, 2012, by and between Gyman Properties, LLC and AdCare Property Holdings, LLC

 

Incorporated by reference from Exhibit 2.2 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

3.1

 

Amended and Restated Articles of Incorporation

 

Incorporated by reference from Exhibit 3.1 of the Registrant’s Registration Statement Form SB (Registration No. 333-131542) filed February 3, 2006

 

 

 

 

 

3.2

 

Code of Regulations

 

Incorporated by reference from Exhibit 3.2 of the Registrant’s Registration Statement Form SB (Registration No. 333-131542) filed February 3, 2006

 

 

 

 

 

3.3

 

Amendment to Amended and Restated Articles of

 

Incorporated by reference to Exhibit 3.3 of the Company’s

 

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Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

 

 

Incorporation

 

Quarterly Report on Form 10-Q for the quarter ended September 30, 2011

 

 

 

 

 

4.1

 

Warrant to Purchase 312,500 Shares of Common Stock, dated April 1, 2012, issued by AdCare Health Systems, Inc. to Strome Alpha Offshore Ltd.

 

Filed herewith

 

 

 

 

 

4.2

 

Warrant to Purchase 300,000 Shares of Common Stock, dated March 30, 2012, issued by AdCare Health Systems, Inc. to Cantone Asset Management LLC

 

Filed herewith

 

 

 

 

 

10.1

 

Mortgage Deed, recorded January 31, 2012, executed by Hearth and Home of Vandalia, Inc. in favor of Red Mortgage Capital, LLC

 

Filed herewith

 

 

 

 

 

10.2

 

Mortgage Note, dated January 1, 2012, entered into by Hearth & Home of Vandalia, Inc. in favor of Red Mortgage Capital, LLC

 

Filed herewith

 

 

 

 

 

10.3

 

Security Agreement, dated January 1, 2012, by and between Hearth and Home of Vandalia, Inc. and Red Mortgage Capital, LLC

 

Filed herewith

 

 

 

 

 

10.4

 

Lessee Security Agreement, dated January 1, 2012, by and among AdCare Health Systems, Inc., Hearth & Home of Vandalia, Inc. and Red Mortgage Capital, LLC

 

Filed herewith

 

 

 

 

 

10.5

 

Modification Agreement, dated as of March 9, 2012, by and among Benton Nursing, LLC, Park Heritage Nursing, LLC, Valley River Nursing, LLC, Homestead Nursing, LLC, Woodland Manor Nursing, LLC, Mountain View Nursing, LLC, AdCare Health Systems, Inc. and the PrivateBank and Trust Company

 

Incorporated by reference from Exhibit 99.2 to the Registrant’s Current Report on Form 8-K filed March 15, 2012

 

 

 

 

 

10.6

 

Loan Agreement, dated as of March 30, 2012, by and among Little Rock HC&R Property Holdings, LLC, Northridge HC&R Property Holdings, LLC, Woodland Hills HC Property Holdings, LLC and The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.7

 

Promissory Note, dated as of March 30, 2012, issued by Little Rock HC&R Property Holdings, LLC, Northridge HC&R Property Holdings, LLC and Woodland Hills HC Property Holdings, LLC in favor of The PrivateBank and Trust Company in the amount of $21,800,000

 

Filed herewith

 

 

 

 

 

10.8

 

Promissory Note, dated April 1, 2012, issued by AdCare Health Systems, Inc. in favor of Strome Alpha Offshore Ltd., in the amount of $5,000,000

 

Filed herewith

 

 

 

 

 

10.9

 

Promissory Note, dated March 30, 2012, issued by AdCare Health Systems, Inc. in favor of Cantone Asset Management LLC, in the amount of $3,500,000

 

Filed herewith

 

 

 

 

 

10.10

 

Note Purchase Agreement, dated March 29, 2012, by and between AdCare Health Systems, Inc. and Cantone Asset

 

Filed herewith

 

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Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

 

 

Management LLC

 

 

 

 

 

 

 

10.11

 

Guaranty of Payment and Performance, dated as of March 30, 2012, made by AdCare Health Systems, Inc., Little Rock HC&R Property Holdings, LLC, Northridge HC&R Property Holdings, LLC and Woodland Hills HC Property Holdings, LLC, to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.12

 

Mortgage, Security Agreement, Assignment of Rents and Leases & Fixture Filing, dated as of April 1, 2012, executed by Little Rock HC&R Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.13

 

Mortgage, Security Agreement, Assignment of Rents and Leases & Fixture Filing, dated as of April 1, 2012, executed by Northridge HC&R Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.14

 

Mortgage, Security Agreement, Assignment of Rents and Leases & Fixture Filing, dated as of April 1, 2012, executed by Woodland Hills HC Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.15

 

Absolute Assignment of Rents and Leases, dated as of April 1, 2012, executed by Little Rock HC&R Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.16

 

Absolute Assignment of Rents and Leases, dated as of April 1, 2012, executed by Northridge HC&R Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.17

 

Absolute Assignment of Rents and Leases, dated as of April 1, 2012, executed by Woodland Hills HC Property Holdings, LLC to and for the benefit of The PrivateBank and Trust Company

 

Filed herewith

 

 

 

 

 

10.18

 

Loan Agreement, dated as of April 12, 2012, between the City of Springfield, Ohio and Eaglewood Property Holdings, LLC

 

Filed herewith

 

 

 

 

 

10.19

 

Guaranty Agreement, dated as of April 12, 2012, made and entered into by AdCare Health Systems, Inc., to and for the benefit of BOKF, NA dba Bank of Oklahoma

 

Filed herewith

 

 

 

 

 

10.20

 

Land Use Restriction Agreement, dated as of April 12, 2012, by and between BOKF, NA dba Bank of Oklahoma and Eaglewood Property Holdings, LLC

 

Filed herewith

 

 

 

 

 

10.21

 

Open-End Mortgage, Assignment of Leases and Security Agreement, dated April 12, 2012, from Eaglewood Property Holdings, LLC to BOKF, NA dba Bank of Oklahoma

 

Filed herewith

 

 

 

 

 

10.22

 

Loan Agreement, dated April 30, 2012, by and between APH&R Property Holdings, LLC and Metro City Bank

 

Incorporated by reference from Exhibit 99.1 to the Registrant’s Current Report on Form 8-K filed

 

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Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

 

 

 

 

May 3, 2012

 

 

 

 

 

10.23

 

Promissory Note, dated April 30, 2012, issued by APH&R Property Holdings, LLC in favor of Metro City Bank in the amount of $3,425,500

 

Incorporated by reference from Exhibit 99.2 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.24

 

Mortgage and Security Agreement, dated April 30, 2012, between APH&R Property Holdings, LLC and Metro City Bank

 

Incorporated by reference from Exhibit 99.3 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.25

 

Security Agreement, dated April 30, 2012, between APH&R Property Holdings, LLC and Metro City Bank

 

Incorporated by reference from Exhibit 99.4 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.26

 

Guaranty, dated as of April 30, 2012, between APH&R Property Holdings, LLC in favor of Metro City Bank

 

Incorporated by reference from Exhibit 99.5 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.27

 

Guaranty, dated as of April 30, 2012, between AdCare Health Systems, Inc. in favor of Metro City Bank

 

Incorporated by reference from Exhibit 99.6 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.28

 

Collateral Assignment of Certificate of Deposit, dated April 30, 2012, by and between APH&R Property Holdings, LLC and Metro City Bank

 

Incorporated by reference from Exhibit 99.7 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.29

 

Promissory Note, dated April 27, 2012, issued by Cantone Asset Management LLC in favor of AdCare Health Systems, Inc. in the amount of $1,500,000

 

Incorporated by reference from Exhibit 99.8 to the Registrant’s Current Report on Form 8-K filed May 3, 2012

 

 

 

 

 

10.30

 

Assignment of Purchase and Sale Agreement, dated May 9, 2012, between AdCare Property Holdings, LLC and GL Nursing, LLC

 

Filed herewith

 

 

 

 

 

31.1

 

Certification of CEO pursuant to Section 302 of the Sarbanes-Oxley Act.

 

Filed herewith

 

 

 

 

 

31.2

 

Certification of CFO pursuant to Section 302 of the Sarbanes-Oxley Act

 

Filed herewith

 

 

 

 

 

32.1

 

Certification of CEO pursuant to Section 906 of the Sarbanes-Oxley Act

 

Filed herewith

 

 

 

 

 

32.2

 

Certification of CFO pursuant to Section 906 of the Sarbanes-Oxley Act

 

Filed herewith

 

37



Table of Contents

 

Exhibit No.

 

Description

 

Method of Filing

 

 

 

 

 

101

 

The following financial information from AdCare Health Systems, Inc. Quarterly Report on Form 10-Q for the quarter ended March, 2012, formatted in XBRL (eXtensible Business Reporting Language): (i)  Consolidated Statements of Operations for the three ended March 31, 2012 and 2011, (ii) Consolidated Balance Sheets as of March 31, 2012 and December 31, 2011, (iii) Consolidated Statements of Cash Flows for the three months ended March 31, 2012 and 2011, (iv) Consolidated Statements of Stockholders’ Equity for the three months ended March 31, 2012 and (i) the Notes to Consolidated Financial Statements.

 

Filed herewith

 

38


Exhibit 4.1

 

THE SECURITIES REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED, OR UNDER ANY APPLICABLE STATE SECURITIES LAWS, AND MAY NOT BE SOLD OR OFFERED FOR SALE OR OTHERWISE TRANSFERRED EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER SAID ACT AND ANY APPLICABLE STATE SECURITIES LAWS OR AN OPINION OF COUNSEL REASONABLY SATISFACTORY TO THE ISSUER THAT SUCH REGISTRATION IS NOT REQUIRED.

 

WARRANT

 

TO PURCHASE 312,500 SHARES OF COMMON STOCK OF

 

ADCARE HEALTH SYSTEMS, INC.

 

April 1, 2012

 

THIS CERTIFIES THAT , for value received, STROME ALPHA OFFSHORE LTD. or its registered assigns (the “ Holder ”) is entitled to purchase from ADCARE HEALTH SYSTEMS, INC. , an Ohio corporation (the “ Company ”), at any time or from time to time after the date hereof and prior to 5:00 p.m., Atlanta, Georgia time, on April 1, 2015 (the “ Expiration Date ”), at the place where the Warrant Agency (as hereinafter defined) is located, at the Exercise Price (as hereinafter defined), the number of shares of common stock, no par value (the “ Common Stock ”), of the Company specified above, subject to the terms and conditions as hereinafter provided.

 

Capitalized terms used and not otherwise defined in this Warrant shall have the meanings set forth in Article IV hereof.

 

ARTICLE I

 

EXERCISE OF WARRANTS

 

1.1           Method of Exercise .

 

(a)           To exercise this Warrant in whole or in part, the Holder shall deliver to the Company at the Warrant Agency:  (i) this Warrant; (ii) a written notice, substantially in the form of the subscription notice attached hereto as Annex 1 , of such Holder’s election to exercise this Warrant, which notice shall specify the number of whole shares of Common Stock to be purchased, the denominations of the share certificate or certificates desired and the name or names of the Eligible Holder(s) in which such certificates are to be registered (the “ Exercise Notice ”); and (iii) payment of the Exercise Price with respect to such shares of Common Stock.  Such payment may be made, at the option of the Holder, by cash, money order, certified or bank cashier’s check or wire transfer.

 



 

(b)           The Company shall, as promptly as practicable and in any event within five (5) Business Days thereafter, execute and deliver or cause to be executed and delivered, in accordance with an Exercise Notice delivered pursuant to Section 1.1(a), a certificate or certificates representing the aggregate number of shares of Common Stock specified in said notice.  The share certificate or certificates so delivered shall be in such denominations as may be specified in such notice (or, if such notice shall not specify denominations, one certificate shall be issued) and shall be issued in the name of the Holder or such other name or names of Eligible Holder(s) as shall be designated in such notice.  Such certificate or certificates shall be deemed to have been issued, and such Holder or any other Person so designated to be named therein shall be deemed to have exercised this Warrant and for all purposes to have become holders of record of such shares, as of the date the aforementioned notice is received by the Company.  If this Warrant shall have been exercised only in part, the Company shall, at the time of delivery of the certificate or certificates, deliver to the Holder a new Warrant evidencing the right to purchase the remaining shares of Common Stock called for by this Warrant, which new Warrant shall in all other respects be identical with this Warrant.  The Company shall pay all expenses payable in connection with the preparation, issuance and delivery of share certificates and new Warrants as contemplated by Section 2.6 below (other than transfer or similar taxes in connection with the transfer of securities), except that, if share certificates or new Warrants shall be registered in a name or names other than the name of the Holder, funds sufficient to pay all transfer taxes payable as a result of such transfer shall be paid by the Holder at the time of delivering the aforementioned notice or promptly upon receipt of a written request of the Company for payment.

 

(c)           If this Warrant shall be surrendered for exercise within any period during which the transfer books for shares of the Common Stock purchasable upon the exercise of this Warrant are closed for any purpose, then the Company shall not be required to make delivery of certificates for the Common Stock purchasable upon such exercise until the date of the reopening of said transfer books.

 

1.2           Shares To Be Fully Paid and Nonassessable .  All shares of Common Stock issued upon the exercise of this Warrant shall be validly issued, fully paid and nonassessable.

 

1.3           No Fractional Shares To Be Issued .  The Company shall not be required to issue fractions of shares of Common Stock upon exercise of this Warrant.  The Holder may only elect to exercise this Warrant with respect to a whole number of shares of the Common Stock.

 

1.4           Securities Laws; Share Legend .  The Holder, by acceptance of this Warrant, agrees that this Warrant and all shares of Common Stock issuable upon exercise of this Warrant will be disposed of only in accordance with the Securities Act of 1933, as amended, and any successor Federal statue, and the rules and regulations of the Commission promulgated thereunder (the “ Securities Act ”).  In addition to any other legend which the Company may deem advisable under the Securities Act and applicable state securities laws, all certificates representing shares of Common Stock (as well as any other securities issued hereunder in respect of any such shares) issued upon exercise of this Warrant shall be endorsed as follows:

 

THE SECURITIES REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED, OR

 

2



 

UNDER ANY APPLICABLE STATE SECURITIES LAWS, AND MAY NOT BE SOLD OR OFFERED FOR SALE OR OTHERWISE TRANSFERRED EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER SAID ACT AND ANY APPLICABLE STATE SECURITIES LAWS OR AN OPINION OF COUNSEL REASONABLY SATISFACTORY TO THE ISSUER THAT SUCH REGISTRATION IS NOT REQUIRED.

 

Any certificate issued at any time in exchange or substitution for any certificate bearing such legend (except a new certificate issued upon completion of a public distribution pursuant to a registration statement under the Securities Act) shall also bear such legend unless, in the opinion of counsel (in form and substance reasonably satisfactory to the Company) selected by the Holder of such certificate and reasonably acceptable to the Company, the securities represented thereby need no longer be subject to restrictions on resale under the Securities Act.

 

1.5           Exercise Limitations .  Notwithstanding anything herein to the contrary, the Company shall not effect any exercise of this Warrant, and the Holder shall not have the right to exercise any portion of this Warrant, pursuant to Section 1.1 or otherwise, to the extent that after giving effect to such issuance after exercise as set forth on the applicable Exercise Notice, the Holder (together with such Holder’s Affiliates, and any other Person or entity acting as a group together with the Holder or any of the Holder’s Affiliates) would beneficially own in excess of the Beneficial Ownership Limitation.  For purposes of this Section 1.5, beneficial ownership shall be calculated in accordance with Section 13(d) of the Securities Exchange Act of 1934, as amended (the “ Exchange Act ”), and the rules and regulations promulgated thereunder.  To the extent that the limitation contained in this Section 1.5 applies, the determination of whether this Warrant is exercisable (in relation to other securities owned by the Holder together with any Affiliates) and of which portion of this Warrant is exercisable shall be made in good faith by the Company in consultation with the Holder.  In addition, a determination as to any group status as contemplated above shall be determined in accordance with Section 13(d) of the Exchange Act and the rules and regulations promulgated thereunder.  The “ Beneficial Ownership Limitation ” shall be 19.99% of the number of shares of the Common Stock outstanding immediately after giving effect to the issuance of shares of Common Stock issuable upon exercise of this Warrant.  The provisions of this Section 1.5 shall be construed and implemented in a manner otherwise than in strict conformity with the terms of this Section 1.5 to correct this Section 1.5 (or any portion hereof) which may be defective or inconsistent with the intended Beneficial Ownership Limitation herein contained or to make changes or supplements necessary or desirable to properly give effect to such limitation. The limitations contained in this Section 1.5 shall apply to all Eligible Holders of this Warrant.

 

ARTICLE II

 

WARRANT AGENCY; TRANSFER, EXCHANGE AND

REPLACEMENT OF WARRANT

 

2.1           Warrant Agency .  Until such time, if any, as an independent agency shall be appointed by the Company to perform services described herein with respect to this Warrant (the “ Warrant Agency ”), the Company shall perform the obligations of the Warrant Agency provided

 

3



 

herein at its principal office address or such other address as the Company shall specify by prior written notice to the Holder.

 

2.2           Ownership of Warrant .  The Company may deem and treat the Person in whose name this Warrant is registered as the holder and owner hereof (notwithstanding any notations of ownership or writing hereon made by any Person other than the Company) for all purposes and shall not be affected by any notice to the contrary, until presentation of this Warrant for registration of transfer as provided in this Article II.

 

2.3           Transfer of Warrant .  This Warrant may only be transferred to a purchaser subject to and in accordance with this Section 2.3 and Section 1.4 hereof, and any attempted transfer which is not in accordance with this Section 2.3 and Section 1.4 hereof shall be null and void and the transferee shall not be entitled to exercise any of the rights of the holder of this Warrant.  The Company agrees to maintain at the Warrant Agency books for the registration of such transfers of Warrants, and transfer of this Warrant and all rights hereunder shall be registered, in whole or in part, on such books, upon surrender of this Warrant at the Warrant Agency in accordance with this Section 2.3, together with a written assignment of this Warrant, substantially in the form of the assignment attached hereto as Annex 2 , duly executed by the Holder or its duly authorized agent or attorney-in-fact, with signatures guaranteed by a bank or trust company or a broker or dealer registered with the Financial Industry Regulatory Authority, and funds sufficient to pay any transfer taxes payable upon such transfer.  Upon surrender of this Warrant in accordance with this Section 2.3, the Company (subject to being satisfied that such transfer is in compliance with Section 1.4 hereof) shall execute and deliver a new Warrant or Warrants of like tenor and representing in the aggregate the right to purchase the same number of shares of Common Stock in the name of the assignee or assignees and in the denominations specified in the instrument of assignment, and this Warrant shall promptly be canceled.  Notwithstanding the foregoing, a Warrant may be exercised by a new holder without having a new Warrant issued.  The Company shall not be required to pay any Federal or state transfer tax or charge that may be payable in respect of any transfer of this Warrant or the issuance or delivery of certificates for Common Stock in a name other than that of the registered holder of this Warrant.

 

2.4           Division or Combination of Warrants .  This Warrant may be divided or combined with other Warrants, in connection with the partial exercise of this Warrant, upon surrender hereof and of any Warrant or Warrants with which this Warrant is to be combined at the Warrant Agency, together with a written notice specifying the names and denominations in which the new Warrant or Warrants are to be issued, signed by the holders hereof and thereof or their respective duly authorized agents or attorneys-in-fact.  Subject to compliance with Sections 1.4 and 2.3 hereof as to any transfer which may be involved in the division or combination, the Company shall execute and deliver a new Warrant or Warrants in exchange for the Warrant or Warrants to be divided or combined in accordance with such notice.

 

2.5           Loss, Theft, Destruction or Mutilation of Warrant Certificates .  Upon receipt by the Company of evidence reasonably satisfactory to the Company of the loss, theft, destruction or mutilation of this Warrant and, in the case of any such loss, theft or destruction, upon receipt of indemnity or security (in customary form) reasonably satisfactory to the Company, or, in the case of any such mutilation, upon surrender and cancellation of such Warrant and upon reimbursement of the Company’s reasonable incidental expenses, the Company will make and

 

4



 

deliver, in lieu of such lost, stolen, destroyed or mutilated Warrant, a new Warrant of like tenor and representing the right to purchase the same aggregate number of shares of Common Stock.

 

2.6           Expenses of Delivery of Warrants .  Except as otherwise expressly provided herein, the Company shall pay all expenses (other than transfer taxes as described in Section 2.3) and other charges payable in connection with the preparation, issuance and delivery of Warrants hereunder and shares of Common Stock upon the exercise hereof.

 

ARTICLE III

 

ADJUSTMENT PROVISIONS

 

3.1           Adjustments Generally .  The Exercise Price and the number of shares of Common Stock (or other securities or property) issuable upon exercise of this Warrant shall be subject to adjustment from time to time upon the occurrence of certain events, as provided in this Article III.

 

3.2           Common Share Reorganization and Stock Dividend Payments .  If the Company, at any time this Warrant is outstanding, (a) shall subdivide its outstanding shares of Common Stock into a greater number of shares or consolidate its outstanding shares of Common Stock into a smaller number of shares (any such event being called a “ Common Share Reorganization ”), or (b) pay a stock dividend (except scheduled dividends paid on preferred stock which contain a stated dividend rate) or otherwise make a distribution or distributions on shares of its Common Stock or on any other class of capital stock payable in shares of Common Stock (any such event being called a “ Stock Dividend Payment ”), then (i) the Exercise Price shall be adjusted, effective immediately after the record date at which the holders of shares of Common Stock are determined for purposes of a Common Share Reorganization or at which the holders of shares of Common Stock or any other class of capital stock are determined for purposes of a Stock Dividend Payment, as the case may be, to a price determined by multiplying the Exercise Price in effect immediately prior to such record date by a fraction, the numerator of which shall be the number of shares of Common Stock outstanding on such record date before giving effect to such Common Share Reorganization or Stock Dividend Payment, as the case may be, and the denominator of which shall be the number of shares of Common Stock outstanding after giving effect to such Common Share Reorganization or Stock Dividend Payment, as the case may be, and (ii) the number of shares of Common Stock subject to purchase upon exercise of this Warrant shall be adjusted, effective at such time, to a number determined by multiplying the number of shares of Common Stock subject to purchase immediately before such Common Share Reorganization or Stock Dividend Payment, as the case may be, by a fraction, the numerator of which shall be the number of shares outstanding after giving effect to such Common Share Reorganization or Stock Dividend Payment, as the case may be, and the denominator of which shall be the number of shares of Common Stock outstanding immediately before such Common Share Reorganization or Stock Dividend Payment, as the case may be.

 

3.3           Capital Reorganization .  If, at any time this Warrant is outstanding, there shall be any consolidation or merger to which the Company is a party, other than a consolidation or a merger in which the Company is a continuing corporation and which does not result in any reclassification of, or change (other than a Common Share Reorganization, Stock Dividend

 

5



 

Payment or a change in par value) in, outstanding shares of Common Stock, or any sale or conveyance of the property of the Company as an entirety or substantially as an entirety (any such event being called a “ Capital Reorganization ”), then, effective upon the effective date of such Capital Reorganization, the Holder shall have the right to purchase, upon exercise of this Warrant, the kind and amount of shares of stock and other securities and property (including cash) which the Holder would have owned or have been entitled to receive after such Capital Reorganization if this Warrant had been exercised immediately prior to such Capital Reorganization.  As a condition to effecting any Capital Reorganization, the Company or the successor or surviving corporation, as the case may be, shall execute and deliver to the Holder and to the Warrant Agency an agreement as to the Holder’s rights in accordance with this Section 3.3, providing for subsequent adjustments as nearly equivalent as may be practicable to the adjustments provided for in this Article III.  The provisions of this Section 3.3 shall similarly apply to successive Capital Reorganizations.

 

3.4           Adjustment Rules .

 

(a)           Any adjustments pursuant to this Article III shall be made successively whenever an event referred to herein shall occur.

 

(b)           If the Company shall set a record date to determine the holders of shares of Common Stock or any other class of capital stock, as the case may be, for purposes of a Common Share Reorganization, Stock Dividend Payment or Capital Reorganization and shall legally abandon such action prior to effecting such action, then no adjustment shall be made pursuant to this Article III in respect of such action.

 

3.5           Notice of Adjustments .  The Company shall give notice to the Holder prior to any record date or effective date, as the case may be, in respect of any Common Share Reorganization, Stock Dividend Payment or Capital Reorganization describing, in each case, such event in reasonable detail and specifying such record date or effective date, as the case may be.  In addition, after the record date or effective date, as the case may be, of any Common Share Reorganization, Stock Dividend Payment or Capital Reorganization, the Company shall promptly give notice to the Holder of such event, describing such event in reasonable detail and specifying the record date or effective date, as the case may be, and, if determinable, the required adjustment and the computation thereof.  If the required adjustment is not determinable at the time of such notice, the Company shall give notice to the Holder of such adjustment and computation promptly after such adjustment becomes determinable.

 

3.6           Adjustment by Board of Directors .  If any event occurs as to which, in the opinion of the Board of Directors of the Company, the provisions of this Article III are not strictly applicable or if strictly applicable would not fairly protect the rights of the holder of this Warrant in accordance with the essential intent and principles of such provisions, then the Board of Directors may make, in its discretion, an adjustment in the application of such provisions, in accordance with such essential intent and principles, so as to protect such rights as aforesaid, but in no event shall any adjustment have the effect of increasing the Exercise Price or decreasing the number of shares of Common Stock into which the Warrant is exercisable as otherwise determined pursuant to any of the provisions of this Article III, except in the case of a

 

6



 

combination of shares of a type contemplated in Section 3.2 and then in no event to an amount larger than the Exercise Price as adjusted pursuant to Section 3.2.

 

ARTICLE IV

 

DEFINITIONS

 

The following terms, as used in this Warrant, have the following respective meanings:

 

Affiliate ” means any Person that, directly or indirectly through one or more intermediaries, controls or is controlled by or is under common control with a Person as such terms are used in and construed under Rule 144 under the Securities Act.

 

Beneficial Ownership Limitation ” has the meaning set forth in Section 1.5.

 

Business Days ” means each day in which banking institutions in Atlanta, Georgia are not required or authorized by law or executive order to close.

 

Capital Reorganization ” has the meaning set forth in Section 3.3.

 

Commission ” means the Securities and Exchange Commission.

 

Common Share Reorganization ” has the meaning set forth in Section 3.2.

 

Common Stock ” has the meaning set forth in the first paragraph of this Warrant.

 

Company ” has the meaning set forth in the first paragraph of this Warrant.

 

Eligible Holder ” means the Holder and any permitted transferee of the Holder pursuant to and in accordance with this Warrant.

 

Exchange Act ” has the meaning set forth in Section 1.5.

 

Exercise Date ” has the meaning set forth in the first paragraph of this Warrant.

 

Exercise Price ” means US $4.00 per share of Common Stock, as may be adjusted pursuant to Article III.

 

Expiration Date ” has the meaning set forth in the first paragraph of this Warrant.

 

Exercise Notice ” has the meaning set forth in Section 1.1(a).

 

Holder ” has the meaning set forth in the first paragraph of this Warrant.

 

Person ” means an individual or corporation, partnership, trust, incorporated or unincorporated association, joint venture, limited liability company, joint stock company, government (or an agency or subdivision thereof) or other entity of any kind.

 

Securities ” has the meaning set forth in Section 5.1(a).

 

7



 

Securities Act ” has the meaning set forth in Section 1.4.

 

Stock Dividend Payment ” has the meaning set forth in Section 3.2.

 

Warrant Agency ” has the meaning set forth in Section 2.1.

 

Warrants ” mean this Warrant and other warrants of like tenor issued pursuant to Section 2.3.

 

ARTICLE V
REPRESENTATIONS

 

5.1           Representations of Holder . The Holder hereby represents to the Company as follows:

 

(a)           Own Account .  The Holder understands that this Warrant and all shares of Common stock issuable upon exercise of this Warrant (together, the “ Securities ”) are “restricted securities” and have not been and will not be registered under the Securities Act or any applicable state securities law. The Holder is acquiring the Securities as principal for its own account and not with a view to or for distributing or reselling such Securities or any part thereof in violation of the Securities Act or any applicable state securities law, has no present intention of distributing any of such Securities in violation of the Securities Act or any applicable state securities law and has no direct or indirect arrangement or understandings with any other Persons to distribute or regarding the distribution of such Securities in violation of the Securities Act or any applicable state securities law.  The Holder is acquiring the Securities hereunder in the ordinary course of its business.

 

(b)           Holder Status .  At the time the Holder was offered the Securities, it was, and at the date hereof it is, and on each date on which it exercises this Warrant it will be, an “accredited investor” as defined under Rule 501(a)(1), (a)(2), (a)(3), (a)(7) or a(8) under the Securities Act.

 

(c)           Experience of the Holder .  The Holder has such knowledge, sophistication and experience in business and financial matters so as to be capable of evaluating the merits and risks of the prospective investment in the Securities, and has so evaluated the merits and risks of such investment.

 

(d)           General Solicitation .  The Holder is not acquiring the Securities as a result of any advertisement, article, notice or other communication regarding the Securities published in any newspaper, magazine or similar media or broadcast over television or radio or presented at any seminar or any other general solicitation or general advertisement.

 

5.2           Other Agreements .  The Holder acknowledges that the Company is subject to the rules and regulations of the NYSE Amex, including, without limitation, the provisions of the NYSE Amex Company Guide (collectively, the “ NYSE Amex Rules ”).  The Holder agrees that, notwithstanding anything herein to the contrary, this Warrant shall not be exercisable in whole or in part until the NYSE Amex has approved the listing of the shares of Common Stock issuable upon exercise of this Warrant for quotation on the NYSE Amex, and the Company agrees to

 

8



 

seek, and diligently pursue, such approval as soon as practicable.  The Holder also agrees that, notwithstanding anything herein to the contrary, if the issuance of the shares of Common Stock upon exercise of this Warrant would require the approval of the Company’s shareholders under the NYSE Amex Rules, then the Holder and the Company agree to negotiate in good faith to amend this Warrant in such a manner so that such approval is not required thereunder.

 

ARTICLE VI

MISCELLANEOUS

 

6.1           Governing Law .  This Warrant shall be governed in all respects by the laws of the State of Ohio, without reference to its conflicts of law principles.

 

6.2           Covenants To Bind Successor and Assigns .  All covenants, stipulations, promises and agreements contained in this Warrant by or on behalf of the Company shall bind its successors and assigns, whether or not so expressed.

 

6.3           Entire Agreement .  This Warrant constitutes the full and entire understanding and agreement between the parties with regard to the subject matter hereof and no party shall be liable or bound to any other party in any manner by any warranties, representations, or covenant except as specifically set forth herein or therein.

 

6.4           Waivers and Amendments .  No failure or delay of the Holder in exercising any power or right hereunder shall operate as a waiver thereof, nor shall any single or partial exercise of such right or power, or any abandonment or discontinuance of steps to enforce such a right or power, preclude any other or further exercise thereof or the exercise of any other right or power.  The rights and remedies of the Holder are cumulative and not exclusive of any rights or remedies which it would otherwise have.  The provisions of this Warrant may be amended, modified or waived with (and only with) the written consent of the Company and the Holder of this Warrant.

 

6.5           Notices .  All notices or other communications required or permitted hereunder shall be in writing and shall be mailed by express, registered or certified mail, postage prepaid, return receipt requested, sent by facsimile (with confirmation of transmission received and followed by the posting of a “hard copy” of the notice or communication by first-class U.S. mail), or by courier service guaranteeing overnight delivery with charges prepaid, or otherwise delivered by hand or by messenger, and shall be conclusively deemed to have been received by a party hereto and to be effective on the day on which delivered or facsimile is sent to such party at its address set forth below (or at such other address as such party shall specify to the other parties hereto in writing), or, if sent by registered or certified mail, on the third business day after the day on which mailed, addressed to such party at such address.

 

In the case of the Holder, such notices and communications shall be addressed to its address as shown on the books maintained by the Warrant Agency, unless the Holder shall notify the Company and the Warrant Agency in writing that notices and communications should be sent to a different address, in which case such notices and communications shall be sent to the address specified by the Holder.  In the case of the Company, such notices and communications shall be addressed as follows:  Attention:  Chief Financial Officer, AdCare Health Systems, Inc., 3050 Peachtree Rd N.W., Suite 355, Atlanta, GA  30305.

 

9



 

6.6            Survival of Agreements; Representations and Warranties, etc.   All warranties, representations and covenants made by the Company herein shall be considered to have been relied upon by the Holder and shall survive the issuance and delivery of the Warrant, regardless of any investigation made by the Holder, and shall continue in full force and effect so long as this Warrant is outstanding.

 

6.7            Severability .  In case any one or more of the provisions contained in this Warrant shall be held to be invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired thereby. The parties shall endeavor in good faith negotiations to replace the invalid, illegal or unenforceable provisions with valid provisions the economic effect of which comes as close as possible to that of the invalid, illegal or unenforceable provisions.

 

6.8            Section Headings .  The section headings used herein are for convenience of reference only, do not constitute a part of this Warrant and shall not affect the construction of or be taken into consideration in interpreting this Warrant.

 

6.9            No Rights as Shareholder; No Limitations on Company Action .  This Warrant shall not entitle the Holder to any rights as a shareholder of the Company. No provision of this Warrant and no right or option granted or conferred hereunder shall in any way limit, affect or abridge the exercise by the Company of any of its corporate rights or powers to recapitalize, amend its certificate of incorporation, reorganize, consolidate or merge with or into another corporation or to transfer all or any part of its property or assets, or the exercise of any other of its corporate rights or powers.

 

IN WITNESS WHEREOF , the Company has caused this Warrant to be executed by its duly authorized representative.

 

 

ADCARE HEALTH SYSTEMS, INC.

 

 

 

 

 

By:

/s/ Boyd P. Gentry

 

Name:

Boyd P. Gentry

 

Title:

Chief Executive Officer

 

 

ACKNOWLEDGED AND AGREED TO BY:

 

 

 

STROME ALPHA OFFSHORE LTD.

 

 

 

 

 

By:

/s/ Craig Bere

 

Name:

Craig Bere

 

Its:

Director

 

 

10


Exhibit 4.2

 

THE SECURITIES REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED, OR UNDER ANY APPLICABLE STATE SECURITIES LAWS, AND MAY NOT BE SOLD OR OFFERED FOR SALE OR OTHERWISE TRANSFERRED EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER SAID ACT AND ANY APPLICABLE STATE SECURITIES LAWS OR AN OPINION OF COUNSEL REASONABLY SATISFACTORY TO THE ISSUER THAT SUCH REGISTRATION IS NOT REQUIRED.

 

WARRANT

 

TO PURCHASE 300,000 SHARES OF COMMON STOCK OF

 

ADCARE HEALTH SYSTEMS, INC.

 

March 30, 2012

 

THIS CERTIFIES THAT, for value received, CANTONE ASSET MANAGEMENT LLC or its registered assigns (the “ Holder ”) is entitled to purchase from ADCARE HEALTH SYSTEMS, INC., an Ohio corporation (the “ Company ”), at any time or from time to time after the date hereof and prior to 5:00 p.m., Atlanta, Georgia time, on March 30, 2015 (the “ Expiration Date ”), at the place where the Warrant Agency (as hereinafter defined) is located, at the Exercise Price (as hereinafter defined), the number of shares of common stock, no par value (the “ Common Stock ”), of the Company specified above, subject to the terms and conditions as hereinafter provided.

 

Capitalized terms used and not otherwise defined in this Warrant shall have the meanings set forth in Article IV hereof.

 

ARTICLE I

 

EXERCISE OF WARRANTS

 

1.1                                  Method of Exercise .

 

(a)                                   To exercise this Warrant in whole or in part, the Holder shall deliver to the Company at the Warrant Agency: (i) this Warrant; (ii) a written notice, substantially in the form of the subscription notice attached hereto as Annex 1 , of such Holder’s election to exercise this Warrant, which notice shall specify the number of whole shares of Common Stock to be purchased, the denominations of the share certificate or certificates desired and the name or names of the Eligible Holder(s) in which such certificates are to be registered (the “ Exercise Notice ”); and (iii) payment of the Exercise Price with respect to such shares of Common Stock. Such payment may be made, at the option of the Holder, by cash, money order, certified or bank cashier’s check or wire transfer.

 



 

(b)                                  The Company shall, as promptly as practicable and in any event within five (5) Business Days thereafter, execute and deliver or cause to be executed and delivered, in accordance with an Exercise Notice delivered pursuant to Section 1.1(a), a certificate or certificates representing the aggregate number of shares of Common Stock specified in said notice. The share certificate or certificates so delivered shall be in such denominations as may be specified in such notice (or, if such notice shall not specify denominations, one certificate shall be issued) and shall be issued in the name of the Holder or such other name or names of Eligible Holder(s) as shall be designated in such notice. Such certificate or certificates shall be deemed to have been issued, and such Holder or any other Person so designated to be named therein shall be deemed to have exercised this Warrant and for all purposes to have become holders of record of such shares, as of the date the aforementioned notice is received by the Company. If this Warrant shall have been exercised only in part, the Company shall, at the time of delivery of the certificate or certificates, deliver to the Holder a new Warrant evidencing the right to purchase the remaining shares of Common Stock called for by this Warrant, which new Warrant shall in all other respects be identical with this Warrant. The Company shall pay all expenses payable in connection with the preparation, issuance and delivery of share certificates and new Warrants as contemplated by Section 2.6 below (other than transfer or similar taxes in connection with the transfer of securities), except that, if share certificates or new Warrants shall be registered in a name or names other than the name of the Holder, funds sufficient to pay all transfer taxes payable as a result of such transfer shall be paid by the Holder at the time of delivering the aforementioned notice or promptly upon receipt of a written request of the Company for payment.

 

(c)                                   If this Warrant shall be surrendered for exercise within any period during which the transfer books for shares of the Common Stock purchasable upon the exercise of this Warrant are closed for any purpose, then the Company shall not be required to make delivery of certificates for the Common Stock purchasable upon such exercise until the date of the reopening of said transfer books.

 

1.2                                  Shares To Be Fully Paid and Nonassessable . All shares of Common Stock issued upon the exercise of this Warrant shall be validly issued, fully paid and nonassessable.

 

1.3                                  No Fractional Shares To Be Issued . The Company shall not be required to issue fractions of shares of Common Stock upon exercise of this Warrant The Holder may only elect to exercise this Warrant with respect to a whole number of shares of the Common Stock.

 

1.4                                  Securities Laws; Share Legend . The Holder, by acceptance of this Warrant, agrees that this Warrant and all shares of Common Stock issuable upon exercise of this Warrant will be disposed of only in accordance with the Securities Act of 1933, as amended, and any successor Federal statue, and the rules and regulations of the Commission promulgated thereunder (the “ Securities Act ”). In addition to any other legend which the Company may deem advisable under the Securities Act and applicable state securities laws, all certificates representing shares of Common Stock (as well as any other securities issued hereunder in respect of any such shares) issued upon exercise of this Warrant shall be endorsed as follows:

 

THE SECURITIES REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED, OR

 

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UNDER ANY APPLICABLE STATE SECURITIES LAWS, AND MAY NOT BE SOLD OR OFFERED FOR SALE OR OTHERWISE TRANSFERRED EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER SAID ACT AND ANY APPLICABLE STATE SECURITIES LAWS OR AN OPINION OF COUNSEL REASONABLY SATISFACTORY TO THE ISSUER THAT SUCH REGISTRATION IS NOT REQUIRED.

 

Any certificate issued at any time in exchange or substitution for any certificate bearing such legend (except a new certificate issued upon completion of a public distribution pursuant to a registration statement under the Securities Act) shall also bear such legend unless, in the opinion of counsel (in form and substance reasonably satisfactory to the Company) selected by the Holder of such certificate and reasonably acceptable to the Company, the securities represented thereby need no longer be subject to restrictions on resale under the Securities Act.

 

1.5                                  Exercise Limitations . Notwithstanding anything herein to the contrary, the Company shall not effect any exercise of this Warrant, and the Holder shall not have the right to exercise any portion of this Warrant, pursuant to Section 1.1 or otherwise, to the extent that after giving effect to such issuance after exercise as set forth on the applicable Exercise Notice, the Holder (together with such Holder’s Affiliates, and any other Person or entity acting as a group together with the Holder or any of the Holder’s Affiliates) would beneficially own in excess of the Beneficial Ownership Limitation. For purposes of this Section 1.5, beneficial ownership shall be calculated in accordance with Section 13(d) of the Securities Exchange Act of 1934, as amended (the “ Exchange Act ”), and the rules and regulations promulgated thereunder. To the extent that the limitation contained in this Section 1.5 applies, the determination of whether this Warrant is exercisable (in relation to other securities owned by the Holder together with any Affiliates) and of which portion of this Warrant is exercisable shall be made in good faith by the Company in consultation with the Holder. In addition, a determination as to any group status as contemplated above shall be determined in accordance with Section 13(d) of the Exchange Act and the rules and regulations promulgated thereunder. The “ Beneficial Ownership Limitation ” shall be 19.99% of the number of shares of the Common Stock outstanding immediately after giving effect to the issuance of shares of Common Stock issuable upon exercise of this Warrant. The provisions of this Section 1.5 shall be construed and implemented in a manner otherwise than in strict conformity with the terms of this Section 1.5 to correct this Section 1.5 (or any portion hereof) which may be defective or inconsistent with the intended Beneficial Ownership Limitation herein contained or to make changes or supplements necessary or desirable to properly give effect to such limitation. The limitations contained in this Section 1.5 shall apply to all Eligible Holders of this Warrant.

 

ARTICLE II

 

WARRANT AGENCY; TRANSFER, EXCHANGE AND
REPLACEMENT OF WARRANT

 

2.1                                       Warrant Agency . Until such time, if any, as an independent agency shall be appointed by the Company to perform services described herein with respect to this Warrant (the “ Warrant Agency ”), the Company shall perform the obligations of the Warrant Agency provided

 

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herein at its principal office address or such other address as the Company shall specify by prior written notice to the Holder.

 

2.2                                  Ownership of Warrant . The Company may deem and treat the Person in whose name this Warrant is registered as the holder and owner hereof (notwithstanding any notations of ownership or writing hereon made by any Person other than the Company) for all purposes and shall not be affected by any notice to the contrary, until presentation of this Warrant for registration of transfer as provided in this Article II.

 

2.3                                  Transfer of Warrant . This Warrant may only be transferred to a purchaser subject to and in accordance with this Section 2.3 and Section 1.4 hereof, and any attempted transfer which is not in accordance with this Section 2.3 and Section 1.4 hereof shall be null and void and the transferee shall not be entitled to exercise any of the rights of the holder of this Warrant. The Company agrees to maintain at the Warrant Agency books for the registration of such transfers of Warrants, and transfer of this Warrant and all rights hereunder shall be registered, in whole or in part, on such books, upon surrender of this Warrant at the Warrant Agency in accordance with this Section 2.3, together with a written assignment of this Warrant, substantially in the form of the assignment attached hereto as Annex 2 , duly executed by the Holder or its duly authorized agent or attorney-in-fact, with signatures guaranteed by a bank or trust company or a broker or dealer registered with the Financial Industry Regulatory Authority, and funds sufficient to pay any transfer taxes payable upon such transfer. Upon surrender of this Warrant in accordance with this Section 2.3, the Company (subject to being satisfied that such transfer is in compliance with Section 1.4 hereof) shall execute and deliver a new Warrant or Warrants of like tenor and representing in the aggregate the right to purchase the same number of shares of Common Stock in the name of the assignee or assignees and in the denominations specified in the instrument of assignment, and this Warrant shall promptly be canceled. Notwithstanding the foregoing, a Warrant may be exercised by a new holder without having a new Warrant issued. The Company shall not be required to pay any Federal or state transfer tax or charge that may be payable in respect of any transfer of this Warrant or the issuance or delivery of certificates for Common Stock in a name other than that of the registered holder of this Warrant.

 

2.4                                  Division or Combination of Warrants . This Warrant may be divided or combined with other Warrants, in connection with the partial exercise of this Warrant, upon surrender hereof and of any Warrant or Warrants with which this Warrant is to be combined at the Warrant Agency, together with a written notice specifying the names and denominations in which the new Warrant or Warrants are to be issued, signed by the holders hereof and thereof or their respective duly authorized agents or attorneys-in-fact. Subject to compliance with Sections 1.4 and 2.3 hereof as to any transfer which may be involved in the division or combination, the Company shall execute and deliver a new Warrant or Warrants in exchange for the Warrant or Warrants to be divided or combined in accordance with such notice.

 

2.5                                  Loss, Theft, Destruction or Mutilation of Warrant Certificates . Upon receipt by the Company of evidence reasonably satisfactory to the Company of the loss, theft, destruction or mutilation of this Warrant and, in the case of any such loss, theft or destruction, upon receipt of indemnity or security (in customary form) reasonably satisfactory to the Company, or, in the case of any such mutilation, upon surrender and cancellation of such Warrant and upon reimbursement of the Company’s reasonable incidental expenses, the Company will make and

 

4



 

deliver, in lieu of such lost, stolen, destroyed or mutilated Warrant, a new Warrant of like tenor and representing the right to purchase the same aggregate number of shares of Common Stock.

 

2.6                                  Expenses of Delivery of Warrants . Except as otherwise expressly provided herein, the Company shall pay all expenses (other than transfer taxes as described in Section 2.3) and other charges payable in connection with the preparation, issuance and delivery of Warrants hereunder and shares of Common Stock upon the exercise hereof.

 

ARTICLE III

 

ADJUSTMENT PROVISIONS

 

3.1                                  Adjustments Generally . The Exercise Price and the number of shares of Common Stock (or other securities or property) issuable upon exercise of this Warrant shall be subject to adjustment from time to time upon the occurrence of certain events, as provided in this Article III.

 

3.2                                  Common Share Reorganization and Stock Dividend Payments . If the Company, at any time this Warrant is outstanding, (a) shall subdivide its outstanding shares of Common Stock into a greater number of shares or consolidate its outstanding shares of Common Stock into a smaller number of shares (any such event being called a “ Common Share Reorganization ”), or (b) pay a stock dividend (except scheduled dividends paid on preferred stock which contain a stated dividend rate) or otherwise make a distribution or distributions on shares of its Common Stock or on any other class of capital stock payable in shares of Common Stock (any such event being called a “ Stock Dividend Payment ”), then (i) the Exercise Price shall be adjusted, effective immediately after the record date at which the holders of shares of Common Stock are determined for purposes of a Common Share Reorganization or at which the holders of shares of Common Stock or any other class of capital stock are determined for purposes of a Stock Dividend Payment, as the case may be, to a price determined by multiplying the Exercise Price in effect immediately prior to such record date by a fraction, the numerator of which shall be the number of shares of Common Stock outstanding on such record date before giving effect to such Common Share Reorganization or Stock Dividend Payment, as the case may be, and the denominator of which shall be the number of shares of Common Stock outstanding after giving effect to such Common Share Reorganization or Stock Dividend Payment, as the case may be, and (ii) the number of shares of Common Stock subject to purchase upon exercise of this Warrant shall be adjusted, effective at such time, to a number determined by multiplying the number of shares of Common Stock subject to purchase immediately before such Common Share Reorganization or Stock Dividend Payment, as the case may be, by a fraction, the numerator of which shall be the number of shares outstanding after giving effect to such Common Share Reorganization or Stock Dividend Payment, as the case may be, and the denominator of which shall be the number of shares of Common Stock outstanding immediately before such Common Share Reorganization or Stock Dividend Payment, as the case may be.

 

3.3                                  Capital Reorganization . If, at any time this Warrant is outstanding, there shall be any consolidation or merger to which the Company is a party, other than a consolidation or a merger in which the Company is a continuing corporation and which does not result in any reclassification of, or change (other than a Common Share Reorganization, Stock Dividend

 

5



 

Payment or a change in par value) in, outstanding shares of Common Stock, or any sale or conveyance of the property of the Company as an entirety or substantially as an entirety (any such event being called a “ Capital Reorganization ”), then, effective upon the effective date of such Capital Reorganization, the Holder shall have the right to purchase, upon exercise of this Warrant, the kind and amount of shares of stock and other securities and property (including cash) which the Holder would have owned or have been entitled to receive after such Capital Reorganization if this Warrant had been exercised immediately prior to such Capital Reorganization. As a condition to effecting any Capital Reorganization, the Company or the successor or surviving corporation, as the case may be, shall execute and deliver to the Holder and to the Warrant Agency an agreement as to the Holder’s rights in accordance with this Section 3.3, providing for subsequent adjustments as nearly equivalent as may be practicable to the adjustments provided for in this Article III. The provisions of this Section 3.3 shall similarly apply to successive Capital Reorganizations.

 

3.4                                  Adjustment Rules .

 

(a)                                   Any adjustments pursuant to this Article III shall be made successively whenever an event referred to herein shall occur.

 

(b)                                  If the Company shall set a record date to determine the holders of shares of Common Stock or any other class of capital stock, as the case may be, for purposes of a Common Share Reorganization, Stock Dividend Payment or Capital Reorganization and shall legally abandon such action prior to effecting such action, then no adjustment shall be made pursuant to this Article III in respect of such action.

 

3.5                                  Notice of Adjustments . The Company shall give notice to the Holder prior to any record date or effective date, as the case may be, in respect of any Common Share Reorganization, Stock Dividend Payment or Capital Reorganization describing, in each case, such event in reasonable detail and specifying such record date or effective date, as the case may be. In addition, after the record date or effective date, as the case may be, of any Common Share Reorganization, Stock Dividend Payment or Capital Reorganization, the Company shall promptly give notice to the Holder of such event, describing such event in reasonable detail and specifying the record date or effective date, as the case may be, and, if determinable, the required adjustment and the computation thereof. If the required adjustment is not determinable at the time of such notice, the Company shall give notice to the Holder of such adjustment and computation promptly after such adjustment becomes determinable.

 

3.6                                  Adjustment by Board of Directors . If any event occurs as to which, in the opinion of the Board of Directors of the Company, the provisions of this Article III are not strictly applicable or if strictly applicable would not fairly protect the rights of the holder of this Warrant in accordance with the essential intent and principles of such provisions, then the Board of Directors may make, in its discretion, an adjustment in the application of such provisions, in accordance with such essential intent and principles, so as to protect such rights as aforesaid, but in no event shall any adjustment have the effect of increasing the Exercise Price or decreasing the number of shares of Common Stock into which the Warrant is exercisable as otherwise determined pursuant to any of the provisions of this Article III, except in the case of a

 

6



 

combination of shares of a type contemplated in Section 3.2 and then in no event to an amount larger than the Exercise Price as adjusted pursuant to Section 3.2.

 

ARTICLE IV

 

DEFINITIONS

 

The following terms, as used in this Warrant, have the following respective meanings:

 

Affiliate ” means any Person that, directly or indirectly through one or more intermediaries, controls or is controlled by or is under common control with a Person as such terms are used in and construed under Rule 144 under the Securities Act.

 

Beneficial Ownership Limitation ” has the meaning set forth in Section 1.5.

 

Business Days ” means each day in which banking institutions in Atlanta, Georgia are not required or authorized by law or executive order to close.

 

Capital Reorganization ” has the meaning set forth in Section 3.3.

 

Commission ” means the Securities and Exchange Commission.

 

Common Share Reorganization ” has the meaning set forth in Section 3.2.

 

Common Stock ” has the meaning set forth in the first paragraph of this Warrant.

 

Company ” has the meaning set forth in the first paragraph of this Warrant.

 

Eligible Holder ” means the Holder and any permitted transferee of the Holder pursuant to and in accordance with this Warrant.

 

Exchange Act ” has the meaning set forth in Section 1.5.

 

Exercise Date ” has the meaning set forth in the first paragraph of this Warrant.

 

Exercise Price ” means US $4.00 per share of Common Stock, as may be adjusted pursuant to Article III.

 

Expiration Date ” has the meaning set forth in the first paragraph of this Warrant.

 

Exercise Notice ” has the meaning set forth in Section 1.1(a).

 

Holder ” has the meaning set forth in the first paragraph of this Warrant.

 

Person ” means an individual or corporation, partnership, trust, incorporated or unincorporated association, joint venture, limited liability company, joint stock company, government (or an agency or subdivision thereof) or other entity of any kind.

 

Securities ” has the meaning set forth in Section 5.1(a).

 

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Securities Act ” has the meaning set forth in Section 1.4.

 

Stock Dividend Payment ” has the meaning set forth in Section 3.2.

 

Warrant Agency ” has the meaning set forth in Section 2.1.

 

Warrants ” mean this Warrant and other warrants of like tenor issued pursuant to Section 2.3.

 

ARTICLE V
REPRESENTATIONS AND OTHER AGREEMENTS

 

5.1                                  Representations of Holder . The Holder hereby represents to the Company as follows:

 

(a)                                   Own Account . The Holder understands that this Warrant and all shares of Common stock issuable upon exercise of this Warrant (together, the “ Securities ”) are “restricted securities” and have not been and will not be registered under the Securities Act or any applicable state securities law. The Holder is acquiring the Securities as principal for its own account and not with a view to or for distributing or reselling such Securities or any part thereof in violation of the Securities Act or any applicable state securities law, has no present intention of distributing any of such Securities in violation of the Securities Act or any applicable state securities law and has no direct or indirect arrangement or understandings with any other Persons to distribute or regarding the distribution of such Securities in violation of the Securities Act or any applicable state securities law. The Holder is acquiring the Securities hereunder in the ordinary course of its business.

 

(b)                                  Holder Status . At the time the Holder was offered the Securities, it was, and at the date hereof it is, and on each date on which it exercises this Warrant it will be, an “accredited investor” as defined under Rule 501(a)(1), (a)(2), (a)(3), (a)(7) or a(8) under the Securities Act.

 

(e)                                   Experience of the Holder . The Holder has such knowledge, sophistication and experience in business and financial matters so as to be capable of evaluating the merits and risks of the prospective investment in the Securities, and has so evaluated the merits and risks of such investment.

 

(d)                                  General Solicitation. The Holder is not acquiring the Securities as a result of any advertisement, article, notice or other communication regarding the Securities published in any newspaper, magazine or similar media or broadcast over television or radio or presented at any seminar or any other general solicitation or general advertisement.

 

5.2                                  Other Agreements . The Holder acknowledges that the Company is subject to the rules and regulations of the NYSE Amex, including, without limitation, the provisions of the NYSE Amex Company Guide (collectively, the “ NYSE Amex Rules ”). The Holder agrees that, notwithstanding anything herein to the contrary, this Warrant shall not be exercisable in whole or in part unless and until the NYSE Amex has approved the listing of the shares of Common Stock issuable upon exercise of this Warrant for quotation on the NYSE Amex (the “ NYSE Amex

 

8



 

Approval ”), and the Company agrees to seek, and diligently pursue, such approval as soon as practicable. The Holder also agrees that, notwithstanding anything herein to the contrary, if the issuance of the shares of Common Stock upon exercise of this Warrant would require the approval of the Company’s shareholders under the NYSE Amex Rules, then the Holder and the Company agree to negotiate in good faith to amend this Warrant in such a manner so that such approval is not required thereunder. If, at any time after June 30, 2012, the Holder determines to exercise this Warrant and the NYSE Amex Approval has not been obtained, then the Company and the Holder agree to negotiate in good faith to replace this Warrant with other securities of the Company with commensurate value.

 

5.3                                  Piggyback Registration Rights . If at any time prior to the three (3) year anniversary of the date hereof, the Company proposes to register for its own account (other than a registration relating solely to employee benefit plans or a registration relating solely to a transaction pursuant to Rule 145 of the Securities Act) any of its Common Stock or other securities under the Securities Act in connection with the public offering by the Company of such securities, then the Company shall, prior to the filing of any such registration, promptly give the Holder written notice of such registration. Upon the written request of the Holder given within ten (10) days after receipt of such notice by the Company and subject to the limitations described below, the Company shall cause to be included in such registration the shares of Common Stock issuable upon exercise of this Warrant that Holder has requested to be registered.

 

In connection with any offering involving an underwriting of shares of Common Stock in which Holder makes a written request pursuant to the provisions of the preceding paragraph, the Company shall not be required to include any of the shares of Common Stock issuable upon exercise of this Warrant in such underwriting unless the Holder accepts the terms of the underwriting as agreed upon between the Company and the underwriters selected by it, and then only in such quantity as the underwriters determine in their sole reasonable discretion will not jeopardize the success of the offering by the Company. If the total amount of securities, including the shares of Common Stock issuable upon exercise of this Warrant, requested to be included in such registration exceeds the amount of securities that the underwriters determine in their sole reasonable discretion is compatible with the success of the offering, then the Company will include in such registration, to the extent of the number which the Company is so advised can be sold in such offering, (a) first securities proposed by the Company to be sold for its own account, and (b) second the shares of Common Stock issuable upon exercise of this Warrant and securities of other selling security holders requested to be included in such registration pro-rata on the basis of the number of share of such securities so proposed to be sold and so requested to be included.

 

ARTICLE VI
MISCELLANEOUS

 

6.1                                  Governing Law . This Warrant shall be governed in all respects by the laws of the State of Ohio, without reference to its conflicts of law principles.

 

6.2                                  Covenants To Bind Successor and Assigns . All covenants, stipulations, promises and agreements contained in this Warrant by or on behalf of the Company shall bind its successors and assigns, whether or not so expressed.

 

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6.3          Entire Agreement . This Warrant constitutes the full and entire understanding and agreement between the parties with regard to the subject matter hereof and no party shall be liable or bound to any other party in any manner by any warranties, representations, or covenant except as specifically set forth herein or therein.

 

6.4          Waivers and Amendments . No failure or delay of the Holder in exercising any power or right hereunder shall operate as a waiver thereof, nor shall any single or partial exercise of such right or power, or any abandonment or discontinuance of steps to enforce such a right or power, preclude any other or further exercise thereof or the exercise of any other right or power. The rights and remedies of the Holder are cumulative and not exclusive of any rights or remedies which it would otherwise have. The provisions of this Warrant may be amended, modified or waived with (and only with) the written consent of the Company and the Holder of this Warrant.

 

6.5          Notices . All notices or other communications required or permitted hereunder shall be in writing and shall be mailed by express, registered or certified mail, postage prepaid, return receipt requested, sent by facsimile (with confirmation of transmission received and followed by the posting of a “hard copy” of the notice or communication by first-class U.S. mail), or by courier service guaranteeing overnight delivery with charges prepaid, or otherwise delivered by hand or by messenger, and shall be conclusively deemed to have been received by a party hereto and to be effective on the day on which delivered or facsimile is sent to such party at its address set forth below (or at such other address as such party shall specify to the other parties hereto in writing), or, if sent by registered or certified mail, on the third business day after the day on which mailed, addressed to such party at such address.

 

In the case of the Holder, such notices and communications shall be addressed to its address as shown on the books maintained by the Warrant Agency, unless the Holder shall notify the Company and the Warrant Agency in writing that notices and communications should be sent to a different address, in which case such notices and communications shall be sent to the address specified by the Holder. In the case of the Company, such notices and communications shall be addressed as follows; Attention: Chief Financial Officer, AdCare Health Systems, Inc., 3050 Peachtree Rd N.W., Suite 355, Atlanta, GA 30305.

 

6.6          Survival of Agreements; Representations and Warranties, etc. All warranties, representations and covenants made by the Company herein shall be considered to have been relied upon by the Holder and shall survive the issuance and delivery of the Warrant, regardless of any investigation made by the Holder, and shall continue in full force and effect so long as this Warrant is outstanding.

 

6.7          Severability . In case any one or more of the provisions contained in this Warrant shall be held to be invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired thereby. The parties shall endeavor in good faith negotiations to replace the invalid, illegal or unenforceable provisions with valid provisions the economic effect of which comes as close as possible to that of the invalid, illegal or unenforceable provisions.

 

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6.8          Section Headings . The section headings used herein are for convenience of reference only, do not constitute a part of this Warrant and shall not affect the construction of or be taken into consideration in interpreting this Warrant.

 

6.9          No Rights as Shareholder; No Limitations on Company Action . This Warrant shall not entitle the Holder to any rights as a shareholder of the Company. No provision of this Warrant and no right or option granted or conferred hereunder shall in any way limit, affect or abridge the exercise by the Company of any of its corporate rights or powers to recapitalize, amend its certificate of incorporation, reorganize, consolidate or merge with or into another corporation or to transfer all or any part of its property or assets, or the exercise of any other of its corporate rights or powers.

 

IN WITNESS WHEREOF , the Company has caused this Warrant to be executed by its duly authorized representative.

 

 

 

ADCARE HEALTH SYSTEMS, INC.

 

 

 

 

 

 

By:

/s/ Boyd P. Gentry

 

 

Name:

Boyd P. Gentry

 

 

Title:

Chief Executive Officer

 

 

 

 

 

 

 

 

ACKNOWLEDGED AND AGREED TO BY:

 

 

 

 

 

CANTONE ASSET MANAGEMENT LLC

 

 

 

 

 

 

By:

/s/ Anthony J. Cantone

 

 

 

Name:

Anthony J. Cantone

 

 

 

Its:

Managing Member

 

 

 

 

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Exhibit 10.1

 

CERTIFICATION OF RECORDING

 

MORTGAGE DEED

 

MORTGAGOR:

 

HEARTH & HOME OF VANDALIA, INC.

an Ohio Corporation

 

 

 

MORTGAGEE:

 

RED MORTGAGE CAPITAL, LLC

a Delaware limited liability company

 

 

 

PROJECT NAME:

 

HEARTH & HOME OF VANDALIA

Vandalia, Montgomery County, Ohio

 

 

 

PROJECT NO.:

 

046-43057

 

Date of Recording: January 31, 2012

 

Recording information: Official Record 2012-00006113, Recorder’s Office, Montgomery County, Ohio.

 

/s/ John P. Wilkerson

 

John P. Wilkerson, Jr., Esq.

 

 

[an exact copy of filing attached]

 



 

This instrument was prepared by

and upon recording return to:

R. Andrew Lien, Esq.

Krooth & Altman LLP

1850 M Street, NW

Suite 400

Washington, DC 20036

(202) 293-8200

 

MORTGAGE DEED

 

MORTGAGOR:

 

HEARTH  & HOME OF VANDALIA, INC.

an Ohio corporation

 

 

 

MORTGAGEE:

 

RED MORTGAGE CAPITAL, LLC

a Delaware limited liability company

 

 

 

PROJECT NAME:

 

HEARTH & HOME OF VANDALIA

Vandalia, Montgomery County, Ohio

 

 

 

PROJECT NO.:

 

046-43057

 



 

MORTGAGE DEED

 

KNOW ALL MEN BY THESE PRESENTS, That HEARTH & HOME OF VANDALIA, INC., a corporation

 

organized                , and existing under the laws of the State of Ohio                                         (hereinafter with its successors and assigns referred to as the Mortgagor), for and in consideration of the sum of Ten Dollars ($10) to it in hand paid by RED MORTGAGE CAPITAL, LLC, a Delaware limited liability company                                                    , organized and existing under the laws of the State of Delaware                                         . whose correct address is Two Miranova Place, 12th Floor, Columbus, Ohio 43215                                                                              .

 

the Mortgagee (hereinafter with its successors and assigns referred to as the Mortgagee), receipt of which is hereby acknowledged. does hereby grant, bargain, sell, convey, and warrant unto the Mortgagee the following-described premises to wit:

 

See Exhibit “A” attached hereto and made a part hereof.

 

I HEREBY CERTIFY THAT THE FOREGOING

INSTRUMENT WAS PREPARED BY, AND AFTER

RECORDING PLEASE RETURN TO:

 

R. Andrew Lien, Esq.

Krooth & Altman LLP

1850 M Street, NW, Suite 400

Washington, DC 20036

(202) 293-8200

 

Together with the privileges and appurtenances thereunto belonging, and all the rents, issues, and profits which may arise or be had therefrom; and all the estate, title and interest of said Mortgagor either in law or equity in and to said premises, together with all buildings and improvements of every kind and description now or hereafter erected or placed thereon and all fixtures and articles of personal property of the Mortgagor now or hereafter to be attached to or used in and about the building or buildings now erected or hereafter to be erected on the lands herein described which are necessary to the complete and comfortable use and occupancy of such building or buildings for the purposes for which they were or are to be erected, including, but not limited to all dynamos, engines, pumps, elevators, all awnings, screens, venetian blinds, shades, attires, and all plumbing, heating, lighting, cooking, ventilating, refrigerating, laundry and incinerating equipment; all cabinets fixtures, and appurtenances thereto and such other goods and chattels and personal property as are ever used or furnished in operating a building or the activities conducted therein, similar to the one herein described and referred to, and all renewals and replacements thereof or articles in substitution therefor, whether or not the same are, or shall be attached to said building or buildings in any manner. All of the foregoing shall be deemed to be, remain and form part of the realty and are covered under this mortgage. If the Mortgagor shall, after the date hereof, acquire any additional real or personal property which would, if owned by the Mortgagor, be subject to the terms of this Mortgage, it shall notify the Mortgagee and the Secretary of Housing and Urban Development, acting by and through the Federal Housing Commissioner, of such acquisition, stating the nature, quantity, or amount of such property so acquired and the interest of the Mortgagor therein. All such property or the interest of the Mortgagor therein shall, upon acquisition by the Mortgagor, forthwith and without further act. become subject to this mortgage; and

 

Together with all building materials located on the premises and intended to be incorporated in the buildings or other improvements.

 

TO HAVE AND TO HOLD the said premises and above-described property to the said Mortgagee, its successors and assigns forever, for the uses and purposes herein expressed:

 

Previous edition is obsolete

 

HUD-94165B (10-82)

 

 

HB 4430.1

 



 

WHEREAS, the Mortgagor is justly indebted to the Mortgagee in the principal sum of THREE MILLION SEVEN HUNDRED TWENTY-ONE THOUSAND FIVE HUNDRED AND 00/100THS DOLLARS                                                                  Dollars (S $3,721,500.00                ), evidenced by its notes of even date herewith, bearing interest from date on outstanding balances at

Three & Seventy Four        per centum (   3.74                      %) per annum, said principal and interest being payable in monthly in stallments as provided in said note with a final maturity of May 1, 2041                  .which note is identified as being secured hereby by a certificate thereon. Said note and all of its terms are incorporated herein by reference and this conveyance shall secure any and all extensions thereof, however evidenced.

 

AND WHEREAS MORTGAGOR COVENANTS, PROMISES AND AGREES HEREBY:

 

1.     That it will pay the note at the times and in the manner provided therein;

 

2.     That it will not permit or suffer the use of any of the property for any purpose other than the use for which the same was intended at the time this mortgage was executed;

 

3.     That the Regulatory Agreement, if any, executed by the Mortgagor and the Secretary of Housing and Urban Development, acting by and through the Federal Housing Commissioner, which is being recorded simultaneously herewith, is incorporated in and made a part of this mortgage. Upon default under the Regulatory Agreement and upon the request of the Secretary of Housing and Urban Development, acting by and through the Federal Housing Commissioner, the Mortgagee, at its option, may declare the whole of the indebtedness secured hereby to be due and payable;

 

4.     That all rents, profits and income from the property covered by this mortgage are hereby assigned to the Mortgagee for the purpose of discharging the debt hereby secured. Permission is hereby given to Mortgagor so long as no default exists hereunder, to collect such rents, profits and income for use in accordance with the provisions of the Regulatory Agreement.

 

5.     That upon default hereunder Mortgagee shall be entitled to the appointment of a receiver by any court having jurisdiction, without notice, to rake possession and protect the property described herein and operate same and collect the rents, profits and income therefrom;

 

6.     That at the option of the Mortgagor the principal balance secured hereby may be reamortized on terms acceptable to the Secretary of Housing and Urban Development, acting by and through the Federal Housing Commissioner if a partial prepayment results from an award in condemnation in accordance with provisions of paragraph 9 herein, or from an insurance payment made in accordance with provisions of paragraph 7 herein, where there is a resulting loss of project income;

 

7.     That the Mortgagor will keep the improvements now existing or hereafter erected on the mortgaged property insured against loss by fire and such other hazards, casualties, and contingencies, as may be stipulated by the Secretary of Housing and Urban Development, acting by and through the Federal Housing Commissioner upon the insurance of the mortgage and other hazards as may be required from time to time by the Mortgagee, and all such insurance shall be evidenced by standard Fire and Extended Coverage Insurance policy or policies, in amounts not less than necessary to comply with the applicable Coinsurance Clause percentage, but in no event shall the amounts of coverage be less than eighty per centum (80%) of the Insurable Values or not less than unpaid balance of the insured mortgage, whichever is the lesser, and in default thereof the Mortgagee shall have the right to effect insurance. Such policies shall be endorsed with standard Mortgagee clause with loss payable to the Mortgagee and the Secretary of Housing and Urban Development as interest may appear, and . shall be deposited with the Mortgagee;

 

That if the premises covered hereby, or any part thereof, shall be damaged by fire or other hazard against which insurance is held as hereinabove provided, the amounts paid by any insurance company in pursuance of the contract of insurance to the extent of the indebtedness then remaining unpaid, shall be paid to the Mortgagee and, at its option, may be applied to the debt or released for the repairing or rebuilding of the premises; The insurance company providing such coverage shall be selected by Mortgagor subject to the approval of Mortgagee, which shall not be unreasonably be withheld.

 

8.     That it is the owner in fee simple of said premises; that it is in peaceable possession of same and has full power to convey the same and the title so conveyed is free, clear and unencumbered except taxes not due and payable;

 

9.     That all awards of compensation in connection with condemnation for public use of or a taking of any of that property, shall be paid to the Mortgagee to be applied to the amount due under the note secured hereby in (1) amounts equal to the next maturing installment or installments of principal and (2) with any balance to be credited to the next payment due under the note. That all awards of damages in connection with any condemnation for public use of or injury to any residue of that property, shall be paid to the Mortgagee to be applied to a fund held for and on behalf of the Mortgagor which fund shall, at the option of the Mortgagee, and with the prior approval of the Secretary of Housing and Urban Development, either be applied to the amount due under the note as specified in the preceding sentence, or be disbursed for the restoration or repair of the damage to the residue. No amount applied to the reduction of the principal amount due in accordance with (1) shall be considered an optional prepayment as the term is used in this Mortgage Deed and the note secured hereby, nor relieve the Mortgagor from making regular monthly payments commencing on the first day of the first month following the date of receipt of the award. The Mortgagee is hereby authorized in the name of the Mortgagor to execute and deliver valid acquittances for such awards and to appeal from such awards.

 

10.  To commit or suffer no waste of said property, to maintain and keep the buildings, fences and other improvements to be erected on said premises in good condition and repair and promptly to effect such repairs thereof as Mortgagee may require;

 

11.  That, in order more fully to protect the security of this mortgage, the Mortgagor, together with and in addition to, the monthly payments under the terms of the note secured hereby, covenants and agrees to pay to the Mortgagee beginning the first day of the first month after date hereof and continuing until the said note is fully paid, concurrently with payment of interest or principal and interest the following sums:

 

(a)          An amount sufficient to provide the mortgagee with funds to pay the next mortgage insurance premium if this instrument and the note secured hereby are insured, or a monthly service charge, if they are held by the Secretary of Housing and Urban Development, as follows:

 

(I)

 

If and so long as said note of even date and this instrument are insured or are reinsured under the provisions of the National Housing Act. an amount sufficient to accumulate in the hands of the Mortgagee one (1) month prior to its due date annual mortgage insurance premium, in order to provide such Mortgagee with funds to pay such premium to the Secretary of Housing and Urban Development pursuant to the National Housing Act, as amended, and applicable Regulations thereunder, or

(II)

 

Beginning with the first day the month following an assignment of this instrument and the note secured hereby to the Secretary of Housing and Urban Development, a monthly service charge which shall be an amount equal to one-twelfth of one-half percent (1/12 of 1/2%) of the average outstanding principal balance due on the note computed for each successive year beginning with the first of the month following such assignment, without taking into account delinquencies or prepayments.

 

(b)          A sum equal to the ground rents, if any, next due, plus the premiums that will next become due and payable on policies of fire and other property insurance covering the premises covered hereby, plus water rates, taxes and assessments nest due on the premises covered hereby (all as estimated by the Mortgagee) less all sums already paid therefor divided by the number of months to elapse before one (1) month prior to the date when such ground rents, premiums, water rates, taxes and assessments will become delinquent, such sums to be held by Mortgagee to pay said ground rents, premiums, water rates, taxes, and special assessments.

 

(c)           All payments mentioned in the two preceding subsections of this paragraph and all payments to be made under the note secured hereby shall be added together and the aggregate amount thereof shall be paid each month in a single payment to be applied by Mortgagee to the following items in the order set forth:

 

(I)

 

premium charges under the Contract of Insurance with the Secretary of Housing and Urban Development, acting by and through the Federal Housing Commissioner or service charge;

(II)

 

ground rents, taxes, special assessments, water rates, fire and other property insurance premiums;

(III)

 

interest on the note secured hereby;

(IV)

 

amortization of the principal of said note.

 

2



 

12.  Any excess funds accumulated under (b) of paragraph 11 remaining after payment of the items therein mentioned, shall be credited to subsequent monthly payments of the same nature required thereunder, but if any such items shall exceed the estimate therefor, the Mortgagor shall without demand forthwith make good the deficiency. Failure to do so before the due date of such item shall be a default hereunder. In case of termination of the Contract of Mortgage Insurance by prepayment of the mortgage in full, or otherwise (except as hereinafter provided), accumulations under (a) of’ paragraph 11 hereof not required to meet payments due under the Contract of Mortgage Insurance, shall be credited to the Mortgagor. If the property is sold under foreclosure or is otherwise acquired by the Mortgagee after default, any remaining balance of the accumulations under (b) of paragraph 11 shall be credited to the principal of the mortgage as of the date of commencement of foreclosure proceedings or as of the date the property is otherwise acquired; and accumulations under (a) of paragraph 11 shall be similarly applied unless required to pay sums due the Secretary of Housing and Urban Development, acting by and through the Federal Housing Commissioner under the Contract of Mortgage Insurance,

 

13.  That it will pay all taxes, assessments, water rates, and other governmental or municipal charges, fines or impositions, for which provision has not been made theretofore by deposits with Mortgagee, and in default thereof the Mortgagee may pay the same; and that it will promptly deliver the official receipts therefor to the Mortgagee;

 

14.  That the Mortgagor will give immediate notice by mail to the Mortgagee and the Secretary of Housing and Urban Development, acting by and through the Federal Housing Commissioner of any fire damage or other casualty to the premises;

 

15.  That no waiver of any covenant herein or of the note secured hereby shall at any time thereafter be held to be a waiver of the terms hereof or of the note secured hereby;

 

16.  That all payments made by the Mortgagee to remedy a default by the Mortgagor as aforesaid and the total of any payment or payments due from the Mortgagor to the Mortgagee and default shall be added to the debt secured by this mortgage and shall be re- paid to the Mortgagee upon demand. Any such sum and interest thereon at the rate specified in the note shall be a lien on the premises, prior to any other lien attaching or accruing subsequent to the lien of this mortgage;

 

17.  That it will not voluntarily create or permit to be created against the property subject to this mortgage any lien or liens inferior or superior to the lien of this mortgage, and further it will keep and maintain the same free from the claim of all persons supplying labor or materials which will enter into the construction of any and all buildings now being erected or to be erected on said premises;

 

18.  In the event the Mortgagor shall at any time fail to comply with such rules, regulations, and ordinances which are now or may hereafter become applicable to the premises above described, after due notice and demand by the Mortgagee, thereupon the principal sum and all arrears of interest and other charges provided for herein, shall at the option of the Mortgagee become due and payable;

 

20.  The Mortgagor hereby represents and warrants that no work has been commenced or materials furnished to or in connection with any improvements on the mortgaged premises at the date hereof and will not be commenced or furnished until after the date of the recording of this mortgage;

 

And the parties hereto further agree that the addresses of the Mortgagor and the Mortgagee are correctly stated in this mortgage;

 

21.  The Mortgagee hereby covenants that upon compliance with all covenants and agreements by the Mortgagor, it will disburse the entire principal amount of the mortgage debt to, or for the account of, the Mortgagor;

 

22.  That in the event of default in making any monthly payment provided for herein or in the note secured hereby, and if such default is not made good prior to the due date of the next such installment, or in the event of a breach of any other stipulations, agreements, conditions and covenants of this mortgage; then in either or any such event, the said aggregate sum mentioned in said note then remaining unpaid, with interest accrued to that time, and all moneys secured hereby, shall become due and payable forthwith, or thereafter, at the option of said Mortgagee, as fully and completely as if all of the said sums of money were originally stipulated to be paid on such day, anything in said note or in this mortgage to the contrary notwithstanding; and thereupon or thereafter, at the option of said Mortgagee, without notice or demand, suit at law or in equity, may be prosecuted as if all moneys secured hereby had matured prior to its institution. The Mortgagee may foreclose this mortgage, as to the amounts so declared due and payable, and the said premises shall be sold to satisfy and pay the same together with costs, expenses, and allowances;

 

23.  The covenants herein contained shall bind, and the benefits and advantages shall inure to, the respective successors and assigns of the parties hereto. Whenever used, the singular number shall include the plural;

 

24.  That so long as the Mortgage Deed and the said note secured hereby are insured or held by the Secretary of Housing and Urban development under the provisions of the National Housing Act, it will not execute or file for record any instrument which imposes a restriction upon the sale or occupancy of the mortgaged property on the basis of race, color, creed or nation origin.

 

3



 

25.  Notwithstanding any other provision contained herein or in the Note, it is agreed that the execution of the Note shall impose no personal liability upon the Mortgagor for payment of the indebtedness evidenced thereby and in the event of a default, the holder of the Note shall look solely to the “Collateral” (defined below) in satisfaction of the indebtedness evidenced by the Note and will not seek or obtain any deficiency or personal judgment against the Mortgagor except such judgment or decree as may be necessary to foreclose and/or bar its interest in the Collateral, provided, that nothing in this condition and no action so taken shall operate to impair any obligation of the Mortgagor under the Regulatory Agreement herein referred to and made a part hereof. As used herein, “Collateral” shall mean and include (i) the property subject to this Mortgage Deed and to the rents, issues and profits thereof; (ii) the tangible and intangible property described in any and all security agreements (whether executed by the Mortgagor, any lessee or operator of the property or any portion thereof, or any other party) which now or hereafter secure this Note and the proceeds and products thereof; (iii) any and all escrows and reserves now or hereafter required by the Mortgagee and/or the Secretary of Housing and Urban Development in connection with the property subject to this Mortgage Deed (including, to the extent applicable, replacement reserves accounts, residual receipts accounts, escrows for insurance premiums, mortgage insurance premiums, ground rents, taxes, assessments, utility charges and other impositions, and escrows for working capital, operating deficits, repairs, latent defects, and offsite improvements); and (iv) any and all property now or hereafter mortgaged, pledged, conveyed or assigned to secure payment of the Note and the rents, issues, profits, proceeds and products thereof.

 

This Mortgage Deed shall be construed according to the laws of the State of Ohio.

 

IN WITNESS WHEREOF, the said Mortgagor has caused these presents to be signed in its name by its Secretary, as of the 1st day of January, 2012.

 

 

 

 

HEARTH & HOME OF VANDALIA, INC.

 

 

an Ohio corporation

 

 

 

 

 

 

By:

/s/ David A. Tenwick

 

 

 

David A. Tenwick

 

 

 

Secretary

 

 

 

 

 

 

 

 

ACKNOWLEDGEMENT

 

 

 

 

 

 

 

 

STATE OF OHIO

)

 

 

 

) SS:

 

 

COUNTY OF Franklin

)

 

 

 

The foregoing instrument was acknowledged before me this 26 day of January, 2012 by David A Tenwick, Secretary of HEARTH & HOME OF VANDALIA, INC., an Ohio corporation, on behalf of said company.

 

[SEAL]

 

 

 

John P. Wilkerson

 

 

JOHN P. WILKERSON, Attorney At Law

 

 

 

NOTARY PUBLIC, STATE OF OHIO

Notary Public

 

 

My commission has no expiration date.

 

 

 

Section 147.03 R.C.

My Commission Expires:

 

 

 

 

STATE OF OHIO

 

LOAN NO. 046-43057

 


 

Mortgage Deed

 


 

HEARTH & HOME OF VANDALIA, INC.

 

TO

 

RED MORTGAGE CAPITAL, LLC

 

Received for record this                 day of                               , 2012 at          o’clock            m., and recorded                           , 2012, in vol.          of Mortgages, at pages                   of the records of Montgomery                     County, Ohio .

 

Recorder of Montgomery County, Ohio

 

HUD-94165B (10-82)

 

4


Exhibit 10.2

 

FHA FORM NO. 4165-D

 

 

(CORPORATE)

 

 

Rev. November 1974

 

 

 

 

MORTGAGE NOTE

 

$3,721,500.00

Vandalia, Ohio
as of January 1, 2012

 

FOR VALUE RECEIVED , the undersigned; HEARTH & HOME OF VANDALIA, INC. an Ohio corporation, promises to pay to RED MORTGAGE CAPITAL, LLC , a Delaware limited liability company, or order, at its principal place of business at Two Miranova Place, 12 th  Floor, Columbus, Ohio 43215 or at such other place as may be designated in writing by the Holder of this Mortgage Note, the principal sum of THREE MILLION SEVEN HUNDRED TWENTY-ONE THOUSAND FIVE HUNDRED AND 00/100THS DOLLARS ($3,721,500.00) , with interest thereon from the date hereof at the rate of Three and Seventy Four Hundredths per centum (3.74%) per annum on the unpaid balance until paid. The principal and interest shall be payable in monthly installments as follows:

 

Interest alone shall be due and payable on the first day of February, 2012. Thereafter, commencing on the first day of March, 2012, installments of principal and interest shall be due and payable in the sum of Seventeen Thousand Four Hundred Fifty Three and 72/100ths Dollars ($17,453.72) each, such payments to continue monthly thereafter on the first day of each succeeding month until the entire indebtedness has been paid in full. In any event, the balance of principal (if any) remaining unpaid, plus accrued interest, shall be due and payable on May 1, 2041. The installments of principal and interest shall be applied first to interest at the rate aforesaid upon the principal sum or so much thereof as shall from time to time remain unpaid, and the balance thereof shall be applied on account of principal.

 

This Mortgage Note is secured by a Mortgage Deed upon real estate in Vandalia, Montgomery County, Ohio, and is to be construed according to the laws of the State of Ohio.

 

If default be made in the payment of any installment under this Mortgage Note, and if such default is not made good prior to the due date of the next such installment, the entire principal sum and accrued interest shall at once become due and payable without notice, at the option of the Holder of this Mortgage Note. Failure to exercise this option shall not constitute a waiver of the right to exercise the same in the event of any subsequent default. In the event of default in the payment of this Mortgage Note, and if the same is collected by an attorney at law, the undersigned hereby agree(s) to pay all costs of collection, including a reasonable attorney’s fee.

 

In the event any installment or part of any installment due hereunder becomes delinquent for more than fifteen (15) days, there shall be due, at the option of the Holder, in addition to other sums due hereunder, a sum equal to two percent (2%) of the amount of such delinquent installment (including principal and interest). Late charges must be separately charged to and collected from the Maker and cannot be deducted from any regular monthly installment, or collected from any reserve, escrow, residual receipts funds, or from any interest accruals thereto. Whenever under the law of the jurisdiction where the property is located, the amount of any such late charge is considered to be additional interest, this provision shall not be effective if the rate of interest specified in this Note, together with the amount of the late charge, would aggregate an amount in excess of the maximum rate of interest permitted and would constitute usury.

 

Prepayment of this Mortgage Note is subject to the terms and provisions set forth in the Allonge #1 attached hereto and incorporated herein by this reference.

 

All parties to this Mortgage Note, whether principal, surety, guarantor, or endorser hereby waive presentment for payment, demand, protest, notice of protest, and notice of dishonor.

 

Notwithstanding any other provision contained in this Note, it is agreed that the execution of this Note shall impose no personal liability on the Maker hereof for payment of the indebtedness evidenced hereby and in the event of a default, the Holder of this Note shall look

 



 

solely to the “Collateral” (defined below) in satisfaction of the indebtedness evidenced hereby and will not seek or obtain any deficiency or personal judgment against the Maker hereof except such judgment or decree as may be necessary to foreclose and/or bar its interest in the Collateral except as set out in the Mortgage Deed of even date given to secure this Note. As used herein, “Collateral” shall mean and include (i) the property subject to the Mortgage Deed and to the rents, issues and profits thereof; (ii) the tangible and intangible property described in any and all security agreements (whether executed by the Maker, any lessee or operator of the property that is subject to the Mortgage Deed or any portion thereof, or any other party) which now or hereafter secure this Note and the proceeds and products thereof; (iii) any and all escrows and reserves now or hereafter required by the Holder of this Note and/or the Secretary of Housing and Urban Development in connection with the property subject to the Mortgage Deed (including, to the extent applicable, replacement reserves accounts, residual receipts accounts, escrows for insurance premiums, mortgage insurance premiums, ground rents, taxes, assessments, utility charges and other impositions, and escrows for working capital, operating deficits, repairs, latent defects, and offsite improvements); and (iv) any and all property now or hereafter mortgaged, pledged, conveyed or assigned to secure payment of this Note and the rents, issues, profits, proceeds and products thereof.

 

Signed and sealed as of the day and year first above written.

 

 

HEARTH & HOME OF VANDALIA, INC.

 

an Ohio corporation

 

 

 

 

By:

 /s/ David A. Tenwick

 

 

David A. Tenwick

 

 

Secretary

 

 

ACKNOWLEDGMENT

 

THIS IS TO CERTIFY that this is the Mortgage Note described in and secured by a Mortgage Deed of even date herewith and in the same principal amount as herein stated and secured by real estate situated in Vandalia, Montgomery County, Ohio.

 

Dated as of this 26 day of January, 2012.

 

[SEAL]

 

/s/ John P. Wilkerson

 

 

Notary Public

My Commission Expires:

 

 

 

 

[NOTE PANEL ON THE FOLLOWING PAGE]

 

 

 

JOHN P. WILKERSON, Attorney At Law

 NOTARY PUBLIC, STATE OF OHIO

 My commission has no expiration date.

           Section 147.03 R.C.

 

2



 

STATE OF OHIO
LOAN NO. 046-43057

 


Mortgage Note


 

HEARTH & HOME OF VANDALIA, INC.

 

TO

 

RED MORTGAGE CAPITAL, LLC

 

No. 046-43057

 

Insured under §232/223(a)(7) of the National Housing Act and Regulations thereunder

 

In effect on November 30, 2011.

 

A total sum of $3,721,500.00 has been approved for Insurance hereunder by the Secretary of Housing and Urban Development acting by and through the Federal Housing Commissioner

 

By

 

 

 

(Authorized Agent)

 

 

 

 

Date

January       , 2012

 

 

 

 

 


*For purposes of compliance with Section 223(a)(7)(A)(iv) of the National Housing Act, the contract of mortgage insurance regarding FHA Project No. 046-43044 is transferred to FHA Project No. 046-43057, and said contract of mortgage insurance is hereby amended to reflect the terms, conditions and provisions of the FHA Firm Commitment for Project No. 046-43057 dated November 30, 2011, and the National Housing Act as evidenced by the Federal Housing Commissioner’s endorsement for insurance of this Deed of Trust Note dated as of January 1, 2012, executed by HEARTH & HOME OF VANDALIA, INC., an Ohio corporation, (Maker), and payable to RED MORTGAGE CAPITAL, LLC, in the amount of $3,721,500.00

 

3



 

ALLONGE #1
TO MORTGAGE NOTE OF
HEARTH  & HOME OF VANDALIA, INC. (“Maker”)
TO
RED MORTGAGE CAPITAL, LLC (“Holder”)
IN THE ORIGINAL PRINCIPAL SUM OF $3,721,500.00
DATED AS OF January 1, 2012

 

1.             This Allonge #1 to Mortgage Note (this “Allonge”) is attached to and made a part of the Mortgage Note from HEARTH & HOME OF VANDALIA, INC. (the “Maker”), to RED MORTGAGE CAPITAL, LLC (the “Holder”) dated as of January 1, 2012 (the “Note”).

 

2.             Except as provided in Paragraphs 3, and 4 below, Maker may not prepay any sums due under this Mortgage Note (the “Note”) prior to March 1, 2014. Commencing on March 1, 2014, Maker may prepay, upon thirty (30) days advance written notice to the Holder, the indebtedness evidenced by this Note, in whole or in an amount equal to one or more monthly installments of the principal next due, on the last day of any month, provided such prepayment is accompanied by the applicable prepayment premium (expressed as a percentage of the principal amount so prepaid) set forth below:

 

Prepayment Period

 

Prepayment Premium

 

 

 

 

 

March 1, 2014 through February 28, 2015

 

8

%

March 1, 2015 through February 29, 2016

 

7

%

March 1, 2016 through February 28, 2017

 

6

%

March 1, 2017 through February 28, 2018

 

5

%

March 1, 2018 through February 28, 2019

 

4

%

March 1, 2019 through February 29, 2020

 

3

%

March 1, 2020 through February 28, 2021

 

2

%

March 1, 2021 through February 28, 2022

 

1

%

March 1, 2022 and thereafter

 

None

 

 

All such prepayments, including the principal sum so prepaid, interest thereon to and including the date of such prepayment and the prepayment premium due in connection therewith, shall be in immediately available Federal Funds.

 

3.             Notwithstanding any prepayment prohibition imposed and/or premium required by Paragraph 2 of this Allonge #1 with respect to voluntary prepayments made prior to March 1, 2021, the indebtedness may be prepaid in part or in full on the last or first day of any calendar month without the consent of the Holder and without prepayment premium if HUD determines that prepayment will avoid a mortgage insurance claim and is therefore in the best interest of the Federal Government.

 

4.             The provisions of Paragraph 2 of this Allonge #1 shall not apply and no prepayment premium shall be collected by the Holder with respect to any prepayment which is made by or on behalf of Maker from insurance proceeds as a result of damage to the property or condemnation awards which may, at the option of the Holder, be applied to reduce the indebtedness evidenced by the Note pursuant to the terms of the Mortgage given of even date to secure the indebtedness evidenced by the Note.

 

5.             If any partial prepayment occurs as provided in Paragraph 3 hereof, the remaining payments due on this Note may, at the option of the Holder and with the consent of the Commissioner, be recast such that required monthly payments of principal and interest shall be in equal amounts sufficient to amortize the balance then due under this Note over the remaining term thereof.

 

[SIGNATURE FOLLOWS ON SUCCEEDING PAGE]

 



 

SIGNATURE PAGE TO ALLONGE #1 TO MORTGAGE NOTE OF HEARTH & HOME
OF VANDALIA, INC. (“Maker”) TO RED MORTGAGE CAPITAL, LLC (“Holder”)

 

 

 

MAKER:

 

 

 

HEARTH & HOME OF VANDALIA, INC.

 

an Ohio corporation

 

 

 

By:

/s/ David A. Tenwick

 

 

David A. Tenwick

 

 

 

 

 

END OF ALLONGE #1

 

2


Exhibit 10.3

 

SECURITY AGREEMENT

 

THIS SECURITY AGREEMENT (the “Agreement”) made as of the 1st day of January, 2012 by and between HEARTH & HOME OF VANDALIA, INC. an Ohio corporation, with offices at 5057 Troy Road, Springfield, Ohio, 45502 (referred to in this Agreement as the “Debtor”), and RED MORTGAGE CAPITAL, LLC, a Delaware limited liability company, having an office and place of business at Two Miranova Place, 12th Floor, Columbus, Ohio 43215 (referred to in this Agreement as the “Secured Party”).

 

The Debtor is indebted to the Secured Party in the amount of $3,721,500.00 in connection with the financing of a health care facility known as “HEARTH  & HOME OF VANDALIA”, FHA Project No.  046-43057, located in Vandalia, Montgomery County, Ohio (referred to in this Agreement as the “Project”). The indebtedness (which is referred to in this Agreement as the “Indebtedness”) is evidenced by a Mortgage Note dated of even date herewith, payable to the order of the Secured Party (referred to in this Agreement as the “Note”), and is secured by a Mortgage (the “Mortgage”) dated of even date herewith, and recorded or to be recorded among the land records for Montgomery County, Ohio. The Mortgage securing the Indebtedness is insured by the Secretary of Housing and Urban Development (referred to in this Agreement as the “Secretary”) under Section 232 pursuant to Section 223(f) of the National Housing Act, as amended.

 

To further secure the repayment of the Indebtedness and at the request of the Secured Party and the Secretary, the Debtor wishes to grant to the Secured Party, pursuant to the Uniform Commercial Code as in effect in the State of Ohio (referred to in this Agreement as the “State”) a security interest in certain property related to the Project. The parties also intend to set forth in this instrument their agreement with respect to that security interest.

 

NOW, THEREFORE, in consideration of the foregoing and of the mutual promises set forth below, and in further consideration of the sum of One Dollar ($1.00) and other good and valuable consideration in hand paid by each party to the other, the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows:

 

1.                        Creation of Security Interest.

 

(a)                             Granting Clause. The Debtor hereby grants a security interest (referred to in this Agreement as the “Security Interest”) to the Secured Party in all property (referred to in this Agreement as the “Collateral”) which (i) is owned by the Debtor or becomes the property of the Debtor hereafter and is used in the operation of the Project, and/or (ii) is described in Exhibit “B” and Exhibit “C” attached to this Agreement; and/or (iii) is part of, attached to, or located on the land and premises legally described in Exhibit “A” attached to this Agreement. Exhibits “A,” “B,” and “C” are hereby incorporated into this Agreement by reference. The Security Interest is granted for the purpose of securing the Indebtedness.

 

(b)                             Warranty. The Debtor warrants and represents to the Secured Party that it owns the Collateral free and clear of any lien, security interest, encumbrance, and other claim of any kind, other than the Security Interest created by this Agreement, and has the full power to grant the Security Interest; provided, however that this warranty is subject to: (i) the rights of the lessor with respect to any personal property or equipment leased by the Debtor, as lessee; (ii) the rights of the lessee with respect to any personal property or equipment leased by the Debtor, as lessor (iii) any security deposits, accounts or monies in the custody of the Debtor or under its control which are subject to the rights of third parties; and (iv) any account or deposit which is

 



 

subject to terms and conditions contained in special purpose escrow agreements and other documents relating to the indebtedness.

 

(c)                              Perfection. The Debtor agrees, to the best of its knowledge, to comply with all applicable laws and requirements in order to grant to Secured Party a valid, perfected first lien in the Collateral, authorizes the Secured Party to file financing statements pursuant to Uniform Commercial Code which name Debtor and identify the Collateral in such places as are necessary and appropriate under the Uniform Commercial Code, and upon the request of the Secured Party, from time to time execute and deliver to the Secured Party one or more financing statements pursuant to the Uniform Commercial Code then in effect in the State, and any other instruments required by the Secured Party in connection herewith the filing of which is advisable, in the sole judgment of the Secured Party, to perfect the Secured Party’s Security Interest in the Collateral under the laws of the United States, the State, or any other jurisdiction in which the Secured Party shall determine such filings to be advisable. The Debtor hereby authorizes the Secured Party to execute and file, at any time and from time to time, on behalf of the Debtor one or more financing statements with respect to the Collateral, the filing of which is advisable, in the sole judgment of the Secured Party including, especially, but without limitation, continuation statements and statements reperfecting a security interest in any of the Collateral where the financing statements with respect thereto had lapsed. The Debtor hereby irrevocably appoints the Secured Party as the Debtor’s attorney-in-fact to execute and file, from time to time, on its behalf, one or more financing statements with respect to the Collateral and to execute such other documents and instruments on behalf of the Debtor as the Secured Party, in its sole judgment, shall deem necessary or desirable for the purposes of effectuating this Agreement, such power being coupled with an interest and irrevocable. The Debtor agrees to notify the Secured Party prior to any change in its mailing address or principal place of business, in order that a prompt filing or refiling of any outstanding financing statements or other public notices may be made, if necessary. The Debtor further agrees to advise the Secured Party promptly of any new facts which, to the best of its knowledge, would adversely affect the priority of the Security Interest granted to the Secured Party by this Agreement.

 

(d)                             Proceeds, etc. The Security Interest shall extend to and include the proceeds of any Collateral and any property which the Debtor may receive on account of any Collateral.

 

(e)                              Costs and Expenses of Secured Party. The Debtor will pay any and all fees, costs and expenses, of whatever kind and nature, which the Secured Party may incur in filing any financing statements or other public notices, and the charges of any attorneys whom the Secured Party may engage in preparing and filing such documents, making title examinations and rendering opinion letters, as well as all costs and expenses incurred by the Secured Party, including reasonable attorney’s fees and court costs incurred by the Secured Party hereunder, whether through judicial proceedings or otherwise, or in defending or prosecuting any actions or proceedings arising out of or relating to this transaction, promptly after the Debtor shall have been notified by the Secured Party of the amount of such fees, costs or expenses, together with interest thereon at the rate of ten percent (10%) per annum until paid.

 

2.                          Care of Collateral. Unless specifically otherwise agreed by the Secured Party in writing, the Debtor shall at its sole cost and expense:

 

(a)                             Maintain possession of the Collateral on the Project premises (which are described in Exhibit “A”) and not remove the Collateral from that location.

 

(b)                             Keep the Collateral separate and identifiable.

 

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(c)                              Maintain the Collateral in good repair and condition as the same is as of the date hereof, as the same is when acquired, reasonable wear and tear excepted, making replacements when and where necessary, and otherwise deal with the Collateral in all such ways as are considered good practice by owners of such property.

 

(d)                             Use the Collateral lawfully and only as permitted by insurance policies.

 

(e)                              Permit the Secured Party to inspect the Collateral and any records relating to the Collateral upon reasonable request and notice during normal business hours.

 

(f)                               Insure the Collateral for its full replacement value, subject to a deductible of not more than the lesser of (i) $10,000 or (ii) one percent (1%) of the Mortgage Loan (unless the Secured Party has given written approval of a larger deductible) in the name of and with loss or damage payable to the Secured Party, the Federal Housing Administration and the Debtor as their interests may appear. All such policies shall provide for not less than thirty (30) days minimum written notice to the Secured Party of cancellation or material change.

 

(g)                              Keep the Collateral free and clear of all liens and security interests of others.

 

3.                          Defense of Collateral. The Debtor will promptly defend any proceeding which may affect the Security Interest or the title to the Collateral, and will reimburse the Secured Party for all costs and expenses incurred by the Secured Party in connection with such defense.

 

4.                          Charges, Liens and Encumbrances Affecting Collateral. The Debtor will pay when due all existing or future charges, liens, or encumbrances on and all taxes and assessments now or hereafter imposed on or affecting the Collateral.

 

5.                        Remedies on Default. In the event of a default, as defined in Section 6:

 

(a)                             The Secured Party may, at its option, declare the full principal amount of the Indebtedness, and any interest accrued on that amount, to be immediately due and payable; and

 

(b)                             The Secured Party shall have all of the rights and remedies of a Secured Party against the Collateral under the Uniform Commercial Code as in effect in the State.

 

Without limitation of those rights and remedies, the Secured Party may, upon written notice to the Debtor, take, and publicly or privately sell or convey full right, title and interest in and to, the Collateral, or any part of it, in the name of the Secured Party and/or its designees. The Debtor hereby constitutes and appoints the Secured Party as its true and lawful attorney-in-fact, such power being coupled with an interest and irrevocable, to assign and transfer its interest in any or all of the Collateral in the event of a default.

 

6.                        Defaults. For purposes of this Agreement, the Debtor shall be deemed to be in default if:

 

(a)                             The Debtor violates any provision of (i) the Note (which evidences the Indebtedness); (ii) the Mortgage (which also secures the Indebtedness); (iii) this Security Agreement; or (iv) any other instrument related to the Indebtedness (which Note, Mortgage, Security Agreement and other instruments related to the Indebtedness are hereinafter sometimes collectively referred to as the “Security Documents”); provided, however, that an event of default shall not occur unless such violations are not cured within applicable cure periods, if any, as may be provided in said Security Documents;

 

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(b)                             There occurs any actual or threatened demolition of or injury or waste to the Project premises, not covered by insurance, or not replaced or restored by the Debtor, which may impair the value of the Collateral; or

 

(c)                              A receiver is appointed for or a petition in bankruptcy is filed by or against the Debtor, its successors or its assigns, which receiver or involuntary bankruptcy petition is not removed, vacated or stayed within sixty (60) days from the first date of appointment or filing thereof; or

 

(d)                             The Debtor is dissolved and liquidation of the Debtor is commenced in accordance with the Debtor’s organizational documents and/or the law of the State.

 

(e)                              The Debtor changes its name or the jurisdiction in which it is originated without the prior written consent of the Secured Party.

 

7.                          No Waiver. No failure on the part of the Secured Party to exercise, and no delay on the part of the Secured Party in exercising, any right or remedy under this Agreement shall operate as a waiver of that right or remedy. A single or partial exercise by the Secured Party of any right or remedy under this Agreement shall not constitute an election of remedies by the Secured Party or preclude any other or further exercise of that right or remedy or the exercise of any other right or remedy. The remedies provided in this Agreement are not exclusive of any remedies provided by law.

 

8.                          Priority of Remedies; Renewals and Extensions. Neither the Debtor nor any other persons interested in the Collateral or the proceeds of the Collateral shall have any right to require the Secured Party first to resort to or proceed personally against any other person or to proceed against any other collateral security, or to give priority or preference to any item of Collateral, or to proceed upon any guaranty prior to exercising its rights hereunder. No renewal or extension of the Indebtedness, no release or surrender of any Collateral given as security for the Indebtedness, no release of any obligor with respect to the Indebtedness, and no delay by the Secured Party in enforcing the Indebtedness or exercising any right or power with respect to the Indebtedness shall affect the Secured Party’s rights with respect to the Collateral.

 

9.                          Termination. This Agreement, and each of the rights and remedies afforded to the Secured Party hereunder shall automatically terminate upon payment of the Indebtedness in full in compliance with the provisions of the Note. Upon termination hereunder, the Secured Party hereby agrees to execute a Termination Statement and any other documents reasonably necessary to terminate this Agreement and release the Collateral from the Security Interest.

 

10.                   Non-Recourse Obligation. Notwithstanding any other provision contained herein or in the Note, it is agreed that the execution of the Note shall impose no personal liability upon the Debtor (nor any of its present or future members or managers) for payment of the indebtedness evidenced thereby and in the event of a default, the holder of the Note shall look solely to the property subject to the Mortgage and this Security Agreement and to the rents, issues and profits thereof in satisfaction of the indebtedness evidenced by the Note and will not seek or obtain any deficiency or personal judgment against the Debtor (or any of its present or future limited or general partners) except such judgment as may be necessary to foreclose or bar its interest in the property subject to the Mortgage and this Security Agreement and all other property mortgaged, pledged, conveyed or assigned to secure payment of the Note; provided, that nothing in this condition and no action so taken shall operate to impair any obligation of the Debtor under that certain Regulatory Agreement of even date herewith between the Debtor and the Secretary.

 

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11.                   Terms. Unless otherwise defined, all words used in this Agreement shall have the meanings given them in the Uniform Commercial Code as in effect in the State.

 

12.                   Notices. All notices, demands and communications between the parties concerning this Agreement shall be in writing and shall be delivered, or mailed by registered or certified mail with postage prepaid, or telegraphed, addressed in each case as follows, and shall be deemed to have been given or made when so delivered, deposited in the mail, or telegraphed:

 

If to the Debtor, to:

 

HEARTH & HOME OF VANDALIA, INC.

5057 Troy Road

Springfield, Ohio, 45502

Attention: David A. Tenwick

 

If to the Secured Party, to:

 

Red Mortgage Capital, LLC

Two Miranova Place, 12th Floor

Columbus, Ohio 43215

Attention: Edward H. R. Tellings, Senior Managing Director

 

Either party, at any time, by written notice given to the other in accordance with this Section, may designate a different address to which such communications shall thereafter be directed.

 

13.                 Rights of Secretary as Secured Party.

 

(a)                             Contemporaneously herewith the Secretary and the Debtor have executed the Regulatory Agreement, which Regulatory Agreement is hereby incorporated by reference herein.

 

(b)                             The Regulatory Agreement is incorporated in the Mortgage by reference. Under the terms of the Regulatory Agreement, the Secretary may exercise certain rights in and to the Collateral prior to the assignment of the Note, Mortgage, this Security Agreement and any other collateral documents which have been executed and delivered to the Secretary as a condition precedent to the Secretary’s endorsement of the Note for mortgage insurance.

 

(c)                              The Debtor and the Secured Party hereby agree that the Secretary shall be an additional secured party under this Security Agreement together with the Secured Party, as their interests may appear, and that the Secretary shall be listed on the Uniform Commercial Code Financing Statements to be filed contemporaneously herewith; provided, however, that nothing herein or in the Uniform Commercial Code Financing Statements shall require the execution, now or at any future time, of any amendment, extension, or other document by the Secretary.

 

(d)                             To the extent any party herein is required or desires to give notice to the Secretary hereunder, such notice shall be delivered in accordance with the provisions of Paragraph 12 hereof, as follows:

 

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U.S. Department of Housing and Urban Development

Office of Insured Health Care Facilities

451 Seventh Street SW, Room 2247

Washington, DC 20410

Attention: Section 232 Program Manager

 

14.                   Miscellaneous.

 

(a)                             This Agreement is intended to be supplemental to and not in substitution or in derogation of any security agreement contained in the Mortgage. In the event of any conflict between this Agreement and the Mortgage, the Mortgage shall be controlling.

 

(b)                             In any instance where the consent or approval of the Secured Party may be given or is required or any determination is to be rendered by the Secured Party hereunder, the granting, withholding or denial of such consent or approval and the rendering of such determination shall be made or exercised by the Secured Party at its sole and exclusive option and in its reasonable discretion.

 

(c)                              It is understood and agreed that no judgment or decree which may be entered on any debt secured or intended to be secured by the Mortgage shall operate to abrogate or lessen the effect of this Agreement, but that this Agreement shall continue in full force and effect until the payment and discharge of the Indebtedness due under the Security Documents.

 

(d)                             It is understood and agreed that the remedies granted to the Secured Party herein shall not be deemed exclusive of any other remedies possessed by the Secured Party under the Note, the Mortgage, any other of the Security Documents or at law or in equity, but shall be deemed additional and cumulative thereto.

 

(e)                              This Agreement shall be governed by and construed in accordance with the laws of the State.

 

(f)                               All captions in this Agreement are for convenience only, and shall not be considered in construing this Agreement.

 

(g)                              Any reference in this Agreement to a “Section” shall be construed as referring to a Section of this Agreement.

 

(h)                             This Agreement shall be binding upon and inure to the benefit of the parties and their respective successors and assigns.

 

(i)                                 The invalidity or unenforceability of any provision of this Agreement shall not affect the validity or enforceability of the remaining provisions, which shall remain in full force and effect.

 

(j)                                This instrument contains the entire agreement between the parties as to the rights granted and the obligations assumed in this instrument. This Agreement may be amended only by a subsequent written instrument signed by both parties.

 

[SIGNATURES APPEAR ON FOLLOWING PAGES]

 

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IN WITNESS WHEREOF , the parties have executed this Agreement as of the day and year hereinabove first written.

 

 

DEBTOR:

 

HEARTH & HOME OF VANDALIA, INC.

 

an Ohio limited liability company

 

 

 

By:

/s/ David A. Tenwick

 

 

David A. Tenwick

 

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SECURED PARTY:

 

RED MORTGAGE CAPITAL, LLC

 

a Delaware limited liability company

 

 

 

 

By:

/s/ Edward H. R. Tellings

 

 

Edward H. R. Tellings

 

 

Senior Managing Director

 

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Exhibit 10.4

 

PROJECT NO. 046-43057
PROJECT NAME: HEARTH & HOME OF VANDALIA

 

LESSEE SECURITY AGREEMENT

 

THIS LESSEE SECURITY AGREEMENT is made, entered into and dated as of January  1, 2012 , by and among ADCARE HEALTH SYSTEMS, INC ., an Ohio corporation, having an address at 5057 Troy Road, Springfield, Ohio 45502 (hereinafter referred to as the “Grantor”), HEARTH & HOME OF VANDALIA, INC ., an Ohio corporation, having an address at 8160 Corporate Park Drive, Suite 220, Cincinnati, Ohio 45242 (as hereinafter referred to as “Borrower” or “Landlord” or “Owner”), and RED MORTGAGE CAPITAL, LLC , a Delaware limited liability company, having an address and place of business at Two Miranova Place, 12th Floor, Columbus, Ohio 43215 (hereinafter referred to as “Secured Party”). Secured Party and The Secretary of Housing and Urban Development (hereinafter referred to as the “Secretary”), and their respective heirs and assigns, as their interests may appear, are hereinafter collectively referred to as the “Secured Party”.

 

Whereas, the Borrower is the owner of the real and personal property that comprises the health care facility (the “Project”) situated on the property described in Exhibit A attached hereto and made a part hereof (the “Premises”); and

 

Whereas, the Borrower intends to accept a loan (the “Loan”) in the sum of Three Million Seven Hundred Twenty-One Thousand Five Hundred and 00/100ths Dollars ($3,721,500.00) from Secured Party, pursuant to the terms and conditions set forth in that certain Mortgage Note in said sum, dated as of January 1, 2012 , in favor of Secured Party, as mortgagee (the “Note”); and

 

Whereas, the Grantor operates the Project pursuant to the terms of that certain Management Agreement, dated as of January         , 2012 (as thereafter amended from time to time, the “Management Agreement” or “Lease”); and

 

Whereas, the Secured Party has requested that Grantor give to Secured Party a security interest in the Collateral (as hereinafter defined) as a condition of Secured Party making the Loan to the Borrower evidenced by the Note in order to secure Grantor’s obligations and performance under the Lease.

 

WITNESSETH THAT:

 

For valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and subject to the terms hereof, the Grantor hereby grants to the Secured Party, a security interest in, and the Grantor hereby mortgages to the Secured Party, the property described in the attached Exhibit B and Exhibit C, hereinafter collectively referred to as the “Collateral”, it being the intention of the parties hereto that: (a) the

 

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security interest of the Secured Party shall attach to the Collateral (i) as soon as the Grantor obtains any interest in any Collateral (ii) before the Collateral becomes a fixture; (iii) before the Collateral is installed or affixed to any other collateral; and, (b) the security interest held by the Secured Party shall cover cash and non-cash proceeds of the Collateral.

 

Notwithstanding the foregoing, nothing contained herein shall be construed as authorizing, either expressly or by implication, the sale or other disposition of the Collateral by the Grantor, which sale or other disposition is hereby expressly prohibited without the Secured Party’s prior written consent. Notwithstanding the foregoing (i) Collateral does not include anything which is not owned by Grantor (i.e. leased items or items located on property but owned by a contractor) and (ii) Grantor shall not be prohibited from selling or replacing Collateral in the ordinary course of business.

 

The security interest hereby granted in the Collateral is delivered to secure payment of the Grantor’s rent payments (including all tax, insurance or other capital, repair or impound reserve payments required under the Lease) and the performance by the Grantor of its obligations under the Lease and also to secure all obligations of the Grantor to the Secured Party under this Security Agreement (all of which obligations for which this Security Agreement is secured being hereinafter referred to as the “Obligations”).

 

Incident thereto, the Grantor agrees with the Secured Party as follows:

 

1.                                       Grantor warrants and represents that:

 

(a)                                  The security interest granted to the Secured Party in the Collateral shall constitute a first lien as to the Collateral, and that the Grantor is the lawful owner, or lessee, of such Collateral and has good right to pledge, sell, consign, assign, transfer and create a security interest in the same;

 

(b)                                  The Collateral shall continue to be free from all pledges, liens, encumbrances and security interests or other claims in favor of others, except for the security interests of the AR Lender (as hereinafter defined) previously disclosed in writing to Secured Party; and the Grantor will warrant and, at the Secured Party’s request, defend the same from all claims and demands of all persons;

 

(c)                                   The Collateral shall only be used by the Grantor in the maintenance and/or operation of the Project, and shall not be held for sale or leased to others, or otherwise disposed of by the Grantor without the prior written consent of the Secured Party, except for dispositions in the ordinary course of business and as permitted under the Lease;

 

(d)                                  The Collateral shall be located at the Premises, and shall not be removed therefrom without the prior written consent of the Secured Party, except that removals and replacements in the ordinary course of business shall require no consent;

 

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(e)                                        The Grantor shall, at its own cost and expense keep the Collateral in as good and substantial repair as the same is in at this date, or as the same is when acquired, only reasonable wear and tear excepted, and shall keep and maintain the Collateral in accordance with all applicable laws, rules, and regulations (governmental or otherwise), making replacements, repairs and improvements when and where necessary; and, in connection with the foregoing, the Secured Party hereby consents to the removal by the Grantor of the same, or any part hereof, from said Premises only if and to the extent that such removal is necessary or advisable in connection with the Grantor’s fulfillment of its obligations under this Subparagraph (e), and does not affect the priority of the security interest created hereby; and

 

(f)                                         Except in connection with the sale of stock of Grantor (which sale is subject to the prior written consent of Secured Party and HUD), Grantor will not sell, assign or otherwise transfer any document, instrument, or chattel paper in connection with the Collateral, except sales, assignments and transfers in the ordinary course of business as permitted under the Lease and will neither create nor suffer to be created any security interest, liens, encumbrances or claims in favor of others with respect thereto, except for the security interests to the AR Lender.

 

2.                                       Grantor agrees to comply with the requirements of all valid and applicable state and federal laws in order to grant to the Secured Party a valid lien upon, and a security interest in, the Collateral described herein, or which may be described in any amendment supplementary hereto.

 

3.                                       Grantor will pay, when due, all taxes, assessments and other charges lawfully and validly levied or assessed upon the Collateral or any part thereof, and the Grantor will pay any and all fees, costs and expenses, of whatever kind and nature, which the Secured Party may incur, including, reasonable attorneys’ fees, in protecting, maintaining, preserving, enforcing or foreclosing the security interest granted to the Secured Party hereunder, whether through judicial proceedings or otherwise, or in defending or prosecuting any actions or proceedings arising out of or relating to this transaction, promptly after the Grantor shall have been notified by the Secured Party of the amount of such fees, costs or expenses.

 

4.                                       Grantor agrees that the Secured Party, or its agents, may enter upon the premises of Grantor at any time, and from time to time, for the purpose of inspecting the Collateral, and any and all records pertaining thereto. The Grantor agrees to notify the Secured Party promptly of any change in its mailing address or principal place of business, in order that a prompt refiling of any outstanding notices may be made, if necessary. The Grantor is also to advise the Secured Party, within thirty (30) days, of any new facts which, under the applicable provisions of law, would affect the priority of the security interest granted to the Secured Party by this instrument.

 

5.                                       At its option, the Secured Party may, after notice and time to cure (i) discharge taxes, liens or security interests or other encumbrances at anytime levied or placed on the Collateral, except for the security interests granted to the AR Lender, and/or (ii) pay

 

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for insurance on or the maintenance and preservation of the Collateral, if Grantor fails to do so. In such a case, the Grantor agrees to reimburse the Secured Party on demand for any payment made, or any expense incurred by the Secured Party pursuant to the foregoing authorization. Until default, the Grantor may have possession of the Collateral and use it in any lawful manner consistent with this Security Agreement and consistent with any policy of insurance thereon.

 

6.                                       The Grantor shall be in default under this Security Agreement upon the happening of any of the following events or conditions:

 

(a)                                  Default in the payment or performance of any obligations, covenant or liability contained or referred to herein or in the Lease continuing beyond applicable periods of grace, if any; or

 

(b)                                  Any warranty, representation or statements made or furnished to the Secured Party by or on behalf of the Grantor in connection with the Collateral proves to have been false in any material respect when made or furnished.

 

7.                                       Upon such default, and any time thereafter, the Secured Party may declare all Obligations secured hereby immediately due and payable, and shall have the remedies of a secured party under the Uniform Commercial Code. The Secured Party may require the Grantor to assemble the Collateral and make it available to the Secured Party at a place to be designated by the Secured Party which is reasonably convenient to both parties. Unless the Collateral is perishable or threatens to decline speedily in value or is of a type customarily sold on a recognized market, the Secured Party will give the Grantor reasonable notice of the time and place of any public sale thereof, or of the time after which any private sale or any other intended disposition thereof is to be made. The requirements of reasonable notice shall be met if such notice is mailed, postage prepaid, to the address of the Grantor shown at the beginning of this Security Agreement at least five (5) days before the time of the sale or disposition. Expenses of retaking, holding, preparing for sale, selling or the like shall include the Secured Parties reasonable attorneys’ fees and legal expenses.

 

8.                                       No waiver by the Secured Party of any default shall operate as a waiver of any other default or of the same default on a future occasion. All rights of the Secured Party hereunder shall inure to the benefit of its successors and assigns; and all obligations of the Grantor shall bind its successors and assigns.

 

9.                                       RIGHTS OF SECRETARY AS Secured Party.

 

(A)                                Grantor and Secured Party hereby agree that Secretary shall be an additional secured party under this Security Agreement together with Secured Party, as their interests may appear, and that Secretary shall be listed on the Uniform Commercial Code Financing Statements to be filed contemporaneously herewith; provided, however, that nothing herein or in the Uniform Commercial Code Financing Statements shall require the

 

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execution, now or any future time, of any amendment, extension, or other document by Secretary.

 

(B)                                To the extent any party herein is required or desires to give notice to Secretary hereunder, such notice shall be delivered in accordance with the provisions hereof, as follows: U.S. Department of Housing and Urban Development, c/o Section 232 Program Manager, Office of Insured HealthCare Programs, 451 Seventh Street, Room 2247, Washington, D.C. 20410.

 

(C)                                For the term of this Security Agreement, Grantor continuously warrants to Secured Party that, except as provided in the Subordination Agreement referred to in Section 11 hereof, as follows:

 

(1)                                           The Collateral as described herein is free from all encumbrances and no financing statements covering any of said Collateral, or proceeds thereof, is on file in any public office.

 

(2)                                           Grantor is the right and lawful owner of each and every item of Collateral as described herein.

 

(3)                                           All Collateral mentioned in this Security Agreement is located on the premises of the above referenced FHA project and is being used for a legitimate business purpose.

 

(4)                                           All information given to Secured Party is true and correct.

 

(5)                                           Grantor has the right to make and execute this Security Agreement.

 

10.                                The Grantor further specifically agrees that, in any exercise of the rights of the Secured Party under this or any other instrument, any combination of all of the property, rights or security given to secure the Grantor’s indebtedness to the Secured Party may be offered for sale for one total price, and the proceeds of any such sale accounted for in one account without distinction between the items of security or without assigning to them any proportion of such proceeds, the Grantor hereby waiving the application of any doctrine of marshaling.

 

11.                                ADDITIONAL TERMS REGARDING ACCOUNTS RECEIVABLE OF GRANTOR.

 

Throughout the term of the Security Agreement, Grantor shall not pledge or otherwise grant a security interest in any of the Collateral to a third party without the prior written consent of the Secured Party (including HUD). Notwithstanding the foregoing or

 

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anything in this Agreement to the contrary, the parties hereby acknowledge that Grantor has an line of credit (the “AR Loan”) with The Huntington National Bank, a national banking association (hereinafter the “AR Lender”). In connection with the making of the Loan, Secured Party and AR Lender have entered into a Subordination Agreement (the “Subordination Agreement”). The parties hereto agree that the security interest of the Secured Party hereunder in the portion of the Collateral consisting of all healthcare insurance receivables of Grantor including, but not limited to, Medicaid and Medicare receivables, Veterans Administration or other governmental receivables, private patient receivables, and HMO receivables (collectively “Accounts Receivable”) will be senior to the security interest of the AR Lender in such Accounts Receivable. So long as the AR Loan is outstanding, or is replaced with one or more loans from another accounts receivable lender, whether before, concurrent with or at any time after indefeasible payment in full of the AR Loan, the relative priorities of the Secured Party and the AR Lender in and to the Accounts Receivable and certain other assets of Grantor shall be established and governed by the terms of the Subordination Agreement.

 

[The Balance of this Page is Blank]

 

 

[SIGNATURES APPEAR ON FOLLOWING PAGE]

 

6



 

IN WITNESS WHEREOF, the parties hereto have caused this Lessee Security Agreement to be executed in their respective names as of the date hereinabove first written.

 

 

GRANTOR:

 

ADCARE HEALTH SYSTEMS, INC.

 

an Ohio corporation

 

 

 

 

By:

/s/ David A. Tenwick

 

 

David A. Tenwick

 

 

Chairman

 

 

[SIGNATURES CONTINUE ON FOLLOWING PAGE]

 



 

 

SECURED PARTY:

 

RED MORTGAGE CAPITAL, LLC

 

a Delaware limited liability company

 

 

 

 

By:

/s/ Edward H. R. Tellings

 

 

Edward H. R. Tellings

 

 

Senior Managing Director

 

 

[SIGNATURES CONTINUE ON FOLLOWING PAGE]

 



 

 

ACKNOWLEDGED AND CONSENTED TO BY:

 

 

 

 

OWNER:

 

HEARTH & HOME OF VANDALIA, INC.

 

an Ohio limited liability company

 

 

 

 

By:

/s/ David A. Tenwick

 

 

David A. Tenwick

 

 

Secretary

 


Exhibit 10.6

 

14285285.8

(A.1)

03-29-12

 

 

 

LOAN AGREEMENT

 

Dated as of March 30, 2012

 

by and among

 

LITTLE ROCK HC&R PROPERTY HOLDINGS, LLC ,

a Georgia limited liability company,

NORTHRIDGE HC&R PROPERTY HOLDINGS, LLC ,

a Georgia limited liability company,

WOODLAND HILLS HC PROPERTY HOLDINGS, LLC ,

a Georgia limited liability company

as Borrowers

 

and

 

THE PRIVATEBANK AND TRUST COMPANY ,

an Illinois banking corporation,

as Lender

 

 



 

TABLE OF CONTENTS

 

Article

 

Page

 

 

 

ARTICLE 1 INCORPORATION AND DEFINITIONS

1

1.1.

Incorporation and Definitions.

1

 

 

 

ARTICLE 2 REPRESENTATIONS AND WARRANTIES

8

2.1.

Representations and Warranties

8

2.2.

Continuation of Representations and Warranties

14

 

 

 

ARTICLE 3 THE LOAN

14

3.1.

Agreement to Borrow and Lend

14

3.2.

Interest

16

3.3.

Principal Payments; Maturity Date; Prepayment

16

3.4

Collateral Account

16

3.4.

Uniform Commercial Code Matters

16

 

 

 

ARTICLE 4 LOAN DOCUMENTS

17

4.1.

Loan Documents

17

4.2.

Interest Rate Protection

18

 

 

 

ARTICLE 5 CONDITIONS TO LOAN DISBURSEMENTS

19

5.1.

Conditions to Loan Opening

19

5.2.

Additional Conditions to Loan Opening

21

5.3.

Termination of Agreement

22

 

 

 

ARTICLE 6 PAYMENT OF LOAN EXPENSES

23

6.1.

Payment of Loan Expenses at Loan Opening

23

 

 

 

ARTICLE 7 FURTHER AGREEMENTS OF BORROWER

23

7.1.

Mechanics’ Liens, Taxes and Contest Thereof

23

7.2.

Fixtures and Personal Property

23

7.3.

Insurance Policies

23

7.4.

Furnishing Information

24

7.5.

Excess Indebtedness

26

7.6.

Certain Title Related Matters

26

7.7.

Compliance with Laws; Environmental Matters

26

7.8.

ERISA Liabilities; Employee Plans

27

7.9.

Licensure; Notices of Agency Actions

27

7.10.

Project and Facility Accounts and Revenues

28

7.11.

Single-Asset Entity; Indebtedness; Distributions

28

7.12.

Restrictions on Transfer

29

7.13.

Leasing, Operation and Management of Projects

31

7.14.

Borrower’s Coverage of Debt Service

31

7.15.

Minimum Fixed Charge Coverage Ratio of Operators

31

 

i



 

7.16.

Minimum Combined EBITDAR of Operators

32

7.17.

AdCare Debt Service Coverage Ratio

33

7.18

AdCare Leverage Ratio

33

7.19.

Capital Expenditures Reserve Account

33

7.20.

Concerning Operators

34

7.21

Security Interest Matters

35

7.22

Further Assurance

35

 

 

 

ARTICLE 8 CASUALTIES AND CONDEMNATION

35

8.1.

Application of Insurance Proceeds and Condemnation Awards

35

 

 

 

ARTICLE 9 ASSIGNMENTS, SALE AND ENCUMBRANCES

36

9.1.

Lender’s Right to Assign

36

9.2.

Prohibition of Assignments and Encumbrances by Borrowers

36

 

 

 

ARTICLE 10 EVENTS OF DEFAULT BY BORROWER

36

10.1.

Event of Default Defined

36

 

 

 

ARTICLE 11 LENDER’S REMEDIES UPON EVENT OF DEFAULT

39

11.1.

Remedies Conferred upon Lender

39

11.2.

Right of Lender to Make Advances to Cure Event of Defaults; Obligatory Advances

40

11.3.

Attorneys’ Fees

40

11.4.

No Waiver

40

11.5.

Default Rate

40

 

 

 

ARTICLE 12 MISCELLANEOUS

41

12.1.

Time is of the Essence

41

12.2.

Joint and Several Obligations; Full Collateralization

41

12.3.

Concerning the Operator Loan Documents

42

12.4.

Lender’s Determination of Facts; Lender Approvals and Consents

43

12.5.

Prior Agreements; No Reliance; Modifications

44

12.6.

Disclaimer by Lender

44

12.7

Loan Expenses; Indemnification

44

12.8.

Captions

45

12.9.

Inconsistent Terms and Partial Invalidity

45

12.10.

Gender and Number

45

12.11.

Notices

45

12.12.

Effect of Agreement

46

12.13.

Construction

46

12.14.

Governing Law

46

12.15.

Litigation Provisions

46

12.16.

Counterparts; Facsimile Signatures

47

12.17.

Customer Identification-USA Patriot Act Notice; OFAC and Bank Secrecy Act

47

 

ii



 

EXHIBITS

 

 

EXHIBIT A

-

THE LAND

EXHIBIT B

-

PERMITTED EXCEPTIONS

EXHIBIT C

-

DIRECT AND INDIRECT OWNERSHIP OF BORROWERS AND OPERATORS

EXHIBIT D

-

INSURANCE REQUIREMENTS

 

iii



 

LOAN AGREEMENT

 

THIS LOAN AGREEMENT dated as of March 30, 2012 (this Agreement ), is executed by and between by and among LITTLE ROCK HC&R PROPERTY HOLDINGS, LLC , a Georgia limited liability company ( Borrower 1 ), NORTHRIDGE HC&R PROPERTY HOLDINGS, LLC , a Georgia limited liability company ( Borrower 2 ), and WOODLAND HILLS HC PROPERTY HOLDINGS, LLC , a Georgia limited liability company ( Borrower 3 ) (collectively, Borrowers ), and THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation ( Lender ).

 

RECITALS

 

A.            Each Borrower has contracted to purchase one of the properties described in Exhibit A attached hereto and the building located thereon, as indicated therein, each of which is designed to be used as a skilled nursing facility (each a Project ).

 

B.            Borrowers have applied to Lender for the Loan (as hereinafter defined) to provide mortgage financing for the Projects, and Lender is willing to make the Loan upon the terms and conditions hereinafter set forth.

 

AGREEMENTS

 

In consideration of the mutual representations, warranties, covenants and agreements herein contained and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereby agree as follows:

 

ARTICLE 1

 

INCORPORATION AND DEFINITIONS

 

1.1          Incorporation and Definitions .  The foregoing recitals and all exhibits hereto are hereby made a part of this Agreement.  The following terms shall have the following meanings in this Agreement:

 

AdCare :  AdCare Health Systems, Inc., an Ohio corporation.

 

Affiliate :  As to a person or entity, any other person or entity which, directly or indirectly, Controls, is Controlled by or is under common Control with such first person or entity.

 

Agreement :  This Loan Agreement by and among Borrowers and Lender.

 

Assignments of Rents :  As defined in Section 4.1 hereof.

 

Bank Product Agreements :  Those certain cash management service agreements entered into from time to time between any Borrower and Lender or its Affiliates in connection with any of the Bank Products.

 



 

Bank Product Obligations :  All obligations, liabilities, contingent reimbursement obligations, fees, and expenses owing by any Borrower to Lender or its Affiliates pursuant to or evidenced by the Bank Product Agreements and irrespective of whether for the payment of money, whether direct or indirect, absolute or contingent, due or to become due, now existing or hereafter arising, and including all such amounts that any Borrower is obligated to reimburse to Lender as a result of Lender purchasing participations or executing indemnities or reimbursement obligations with respect to the Bank Products provided to any Borrower pursuant to the Bank Product Agreements.

 

Bank Products :  Any service or facility extended to any Borrower by Lender or its Affiliates, including, without limitation, (i) deposit accounts, (ii) cash management services, including, without limitation, controlled disbursement, lockbox, electronic funds transfers (including, without limitation, book transfers, fedwire transfers, ACH transfers), online reporting and other services relating to accounts maintained with Lender or its Affiliates, (iii) debit cards, and (iv) Hedging Agreements.

 

Borrower 1 :  As defined in the Preamble hereto.

 

Borrower 2 :  As defined in the Preamble hereto.

 

Borrower 3 :  As defined in the Preamble hereto.

 

Borrowers :  As defined in the Preamble hereto.

 

Capital Expenditures Reserve Account :  The account so designated that is created in Section 7.19 of this Agreement.

 

Capital Lease :  With respect to any party, a lease of any interest in any kind of property or asset, whether real, personal or mixed, or tangible or intangible, by such party, as lessee, that is or should be recorded as a “capital lease” on the financial statements of such party prepared in accordance with GAAP.

 

Capitalized Lease Obligations :  With respect to any party, all rental obligations of such party as lessee under a Capital Lease which are or will be required to be capitalized on the books of such party.

 

Code :  The Uniform Commercial Code of the State of Illinois as from time to time in effect; provided, however, that in the event that, by reason of mandatory provisions of law, any or all of the attachment, perfection or priority of, or remedies with respect to, the security interest in any collateral is governed by the Uniform Commercial Code as in effect in a jurisdiction other than the State of Illinois, the term “Code” shall mean the Uniform Commercial Code as in effect in such other jurisdiction for purposes of the provisions of this Agreement or the other Loan Documents relating to such attachment, perfection, priority or remedies and for purposes of definitions related to such provisions.

 

Collateral Account :  The account so designated that is provided for in Section 3.4 of this Agreement.

 

2



 

Control :  Possession by a person or an entity, directly or indirectly, of the power to direct or cause the direction of the management and policies of an entity, whether by contract, ownership of voting securities, membership or partnership interests or otherwise.

 

Debt Service :  With respect to any party, for any period, the sum of (i) Interest Charges, plus (ii) all principal payable to a lender in connection with borrowed money or the deferred purchase price of assets that are treated as interest in accordance with GAAP, plus (iii) the portion of Capitalized Lease Obligations with respect to that period that should be treated as principal in accordance with GAAP.

 

Declarations :  Any documents containing covenants, conditions, restrictions, easements, operating agreements or the like, which benefit or burden the Land, or both, whether or not recorded, including, without limitation, with respect to Borrower 3’s Project, recorded Document No. 93-27039, Document No. Book 1444, Page 814, as amended by 78-31255 and 78-50712, and recorded Document No. 83-56348.

 

Default :  When used in reference to this Agreement or any other document, or in reference to any provision of or obligation under this Agreement or any other document, the occurrence of an event or the existence of a condition which, with the passage of time or the giving of notice, or both, would constitute an Event of Default under this Agreement or such other document, as the case may be.

 

Default Rate :  As defined in the Note.

 

Depreciation :  With respect to any party, for any period, the total amounts added to depreciation, amortization, obsolescence, valuation and other proper reserves, as reflected on such party’s financial statements for such period and determined in accordance with GAAP.

 

Distribution :  In the case of any entity with respect to which the term is used, any of the following: (i) any dividend or distribution of money or property to any owner of a direct or indirect interest in such entity (each a Principal ) or to any Affiliate of any Principal, (ii) any loan or advance to any Principal or to any Affiliate of any Principal, (iii) any payment of principal or interest on any indebtedness due to any Principal or to any Affiliate of any Principal, and (iv) any payment of any fees or other compensation to any Principal or to any Affiliate of any Principal.

 

EBITDA :  With respect to any party, for any period, the sum for such period of the following of or payable by such party, as the case may be: (i) Net Income, plus (ii) Interest Charges, plus (iii) federal and state income taxes, plus (iv) Depreciation.

 

EBITDAR :  With respect to any party, for any period, the sum for such period of the following of or payable by such party, as the case may be: (i) Net Income, plus (ii) Interest Charges, plus (iii) federal and state income taxes, plus (iv) Depreciation, plus (v) Rental Expense.

 

EBITDAR/Cap Ex Adjusted :  With respect to any Operator, for any period, an amount equal to EBITDAR for such Operator for such period, except that notwithstanding the definition of the term Net Income in this Section 1.1, the Net Income for such Operator used in calculating

 

3



 

EBITDAR/Cap Ex Adjusted for such Operator for any period, shall be computed by taking into account an imputed annual capital expenditures reserve allowance of $350 per licensed bed in such Operator’s Facility.

 

EBITDAR/Fully Adjusted :  With respect to any Operator, for any period, an amount equal to EBITDAR for such Operator for such period, except that notwithstanding the definition of the term Net Income in this Section 1.1, the Net Income for such Operator used in calculating EBITDAR/Fully Adjusted for such Operator for any period, shall be computed by taking into account (i) management fees equal to the greater of such Operator’s actual management fees for such period or imputed management fees equal to 5% of such Operator’s gross income for such period as determined in accordance with GAAP, and (ii) an imputed annual capital expenditures reserve allowance of $350 per licensed bed in such Operator’s Facility.

 

EBITDAR/Management Fee Adjusted :  With respect to any Operator, for any period, an amount equal to EBITDAR for such Operator for such period, except that notwithstanding the definition of the term Net Income in this Section 1.1, the Net Income for such Operator used in calculating EBITDAR/Management Fee Adjusted for such Operator for any period, shall be computed by taking into account management fees equal to the greater of such Operator’s actual management fees for such period or imputed management fees equal to 5% of such Operator’s gross income for such period as determined in accordance with GAAP.

 

Employee Plan :  Any pension, stock bonus, employee stock ownership plan, retirement, profit sharing, deferred compensation, stock option, bonus or other incentive plan, whether qualified or nonqualified, or any disability, medical, dental or other health plan, life insurance or other death benefit plan, vacation benefit plan, severance plan or other employee benefit plan or arrangement, including, without limitation, those pension, profit-sharing and retirement plans of any Borrower or Operator described from time to time in its financial statements, and any pension plan, welfare plan, Defined Benefit Pension Plans (as defined in ERISA) or multi-employer plan, maintained or administered by any Borrower or Operator or to which any Borrower or Operator is a party, or under which any Borrower or Operator may have any liability, or by which any Borrower or Operator may be bound.

 

Environmental Indemnity :  As defined in Section 4.1 hereof.

 

Environmental Laws :  As defined in the Environmental Indemnity.

 

ERISA :  The Employee Retirement Income Security Act of 1974, as amended.

 

Event of Default :  The following: (i) when used in reference to this Agreement, one or more of the events or occurrences referred to in Section 10.1 of this Agreement; and (ii) when used in reference to any other document, a default or event of default under such document that has continued after the giving of any applicable notice and the expiration of any applicable grace or cure periods.

 

Facility : Skilled nursing facilities which are operated by Borrowers in the Projects, described as follows:

 

4



 

Operator

 

Facility Name

 

Location

 

Beds

Operator 1

 

Little Rock Healthcare and Rehab a/k/a West Markham Sub Acute and Rehabilitation Center

 

5720 West Markham Street, Little Rock, Pulaski County, Arkansas

 

154

Operator 2

 

Northridge Healthcare and Rehabilitation

 

2501 John Ashley Drive, North Little Rock, Pulaski County, Arkansas

 

140

Operator 3

 

Woodland Hills Healthcare and Rehabilitation

 

8701 Riley Drive, Little Rock, Pulaski County, Arkansas

 

140

 

GAAP :  Generally accepted accounting principles set forth from time to time in the opinions and pronouncements of the Accounting Principles Board and the American Institute of Certified Public Accountants and statements and pronouncements of the Financial Accounting Standards Board (or agencies with similar functions of comparable stature and authority within the U.S. accounting profession), which are applicable to the circumstances as of the date of determination, provided, however, that interim financial statements or reports shall be deemed in compliance with GAAP despite the absence of footnotes and fiscal year-end adjustments as required by GAAP.

 

Gross Revenues :  In the case of each Project, income and receipts from all sources, including, without limitation, with respect to such Project, and in the case of such Project, including, without limitation, all base rent, additional rent, security deposits and other amounts paid by tenants of the Project.

 

Guarantors :  AdCare and Operators.

 

Guaranty :  As defined in Section 4.1 hereof.

 

Hazardous Substance :  As defined in the Environmental Indemnity.

 

Hedging Agreements :  The following: (i) any ISDA Master Agreement between any Borrower and Lender or any other provider, (ii) any Schedule to Master Agreement between any Borrower and Lender or any other provider, and (iii) all other agreements entered into from time to time by any Borrower and Lender or any other provider relating to Hedging Transactions.

 

Hedging Transaction :  Any transaction (including an agreement with respect thereto) now existing or hereafter entered into between any Borrower and Lender or any other provider which is a rate swap, basis swap, forward rate transaction, commodity swap, commodity option, equity or equity index swap, equity or equity index option, bond option, interest rate option, foreign exchange transaction, cap transaction, floor transaction, collar transaction, forward transaction, currency swap transaction, cross-currency rate swap transaction, currency option or any other similar transaction (including any option with respect to any of these transactions) or any combination thereof, whether linked to one or more interest rates, foreign currencies, commodity prices, equity prices or other financial measures.

 

5



 

Interest Charges :  With respect to any party, for any period, the sum of: (i) all interest, charges and related expenses payable with respect to that period to a lender in connection with borrowed money or the deferred purchase price of assets that are treated as interest in accordance with GAAP, plus (ii) the portion of Capitalized Lease Obligations with respect to that period that should be treated as interest in accordance with GAAP, plus (iii) all charges paid or payable (without duplication) during that period with respect to any hedging agreements.

 

Land :  The three parcels of real estate legally described in Exhibit A to this Agreement, each owned by a Borrower as specified therein, together with all improvements presently located thereon and all easements and other rights appurtenant thereto.

 

Leases Leases by Borrower 1, Borrower 2 and Borrower 3 to Operator 1, Operator 2 and Operator 3, respectively, of the Projects each dated as of April 1, 2012.

 

Legal Requirements :  As to any person or party, the organizational and governing documents of such person or party, and any law, treaty, rule or regulation or determination of an arbitrator or a court or other governmental authority, in each case applicable to or binding upon such person or party or any of its property or to which such person or party or any of its property is subject.

 

Lender :  The PrivateBank and Trust Company, an Illinois banking corporation.

 

Loan :  The loan to be made pursuant to this Agreement.

 

Loan Amount :  $21,800,000.

 

Loan Documents :  This Agreement, the documents specified in Article 4 hereof and any other instruments evidencing, securing or guarantying obligations of any party under the Loan, and any Bank Product Agreements to which Lender or any of its Affiliates is a party, including, without limitation, any Hedging Agreements to which Lender is a party.

 

Loan Expenses :  All interest, charges, costs and expenses incurred by Lender in connection with the Loan, including, but not limited to, (i) interest due on the Loan and any points, loan fees, service charges, commitment fees or other fees due to Lender in connection with the Loan; (ii) all title examination, survey, escrow, filing, search, recording and registration fees and charges; (iii) all fees and disbursements of architects, engineers and consultants engaged by Borrowers and Lender; (iv) all documentary stamp and other taxes and charges imposed by law on the issuance or recording of any of the Loan Documents; (v) all appraisal fees; (vi) all title, casualty, liability, payment, performance or other insurance or bond premiums; (vii) the cost of a real estate tax monitoring service; (viii) all reasonable fees and disbursements of legal counsel engaged by Lender in connection with the Loan, including, without limitation, counsel engaged in connection with the origination, negotiation, document preparation, consummation, enforcement or administration of this Agreement or any of the Loan Documents; and (ix) any amounts required to be paid by Borrowers under this Agreement, the Mortgages or any Loan Document after the occurrence of an Event of Default under this Agreement or any of the other Loan Documents.

 

Loan Opening :  The first disbursement of Loan Proceeds.

 

6



 

Loan Proceeds :  All amounts advanced as part of the Loan, whether advanced directly to Borrowers or otherwise.

 

Maturity Date :  March 30, 2017.

 

Mortgages :  As defined in Section 4.1 hereof.

 

Net Income :  With respect to any party, for any period, the net income (or loss) of such party for such period as determined in accordance with GAAP, excluding any gains from dispositions of assets, any extraordinary gains and any gains from discontinued operations.

 

Note :  As defined in Section 4.1 hereof.

 

Old Operator :  The following:

 

Old Operator

 

Facility Name

 

Location

Southpoint Health, LLC

 

Little Rock Healthcare and Rehab a/k/a West Markham Sub Acute and Rehabilitation Center

 

5720 West Markham Street, Little Rock, Pulaski County, Arkansas

Northcare, LLC

 

Northridge Healthcare and Rehabilitation

 

2501 John Ashley Drive, North Little Rock, Pulaski County, Arkansas

Woodland Health, LLC

 

Woodland Hills Healthcare and Rehabilitation

 

8701 Riley Drive, Little Rock, Pulaski County, Arkansas

 

Operations Transfer Agreement :  In the case of each Facility, the Operations Transfer Agreement dated as of April 1, 2012, for such Facility by and between the Old Operator of such Facility and the Operator of such Facility.

 

Operator 1 :  Little Rock HC&R Nursing, LLC, a Georgia limited liability company.

 

Operator 2 :  Northridge HC&R Nursing, LLC, a Georgia limited liability company.

 

Operator 3 :  Woodland Hills HC Nursing, LLC, a Georgia limited liability company.

 

Operators :  Operators 1, 2 and 3, collectively.

 

Operator Loan :  Any future loan or loans by Lender to any one or more of Operators, whether to an Operator alone or to one or more of Operators and other borrowers.

 

Operator Loan Documents :  All documents at any time evidencing or securing any Operator Loan, and all as heretofore and hereafter modified, amended, restated, increased, renewed and extended.

 

7



 

Permitted Exceptions :  In the case of each Project, the title exceptions specified in Exhibit C hereto with respect to such Project, together with such additional exceptions as may be permitted by the express terms of this Agreement or any of the other Loan Documents.

 

Permitted Substance :  As defined in the Environmental Indemnity.

 

Prohibited Transfer :  As defined in Section 7.12 hereof.

 

Project :  A parcel of the Land and the building and other improvements located on such parcel of Land.

 

Rental Expense :  With respect to any party, for any period, the rental expense for real estate leased by such party as lessee for such period as determined in accordance with GAAP.

 

Rental Income :  With respect to any party, for any period, the rental income for real estate leased by such party as lessor for such period, minus the operating expenses of such real estate for such period, all as determined in accordance with GAAP.

 

Required Loan Opening Date :  April 2, 2012.

 

Signing Entity :  Each entity (other than a Borrower itself) that appears in the signature block of any Borrower in this Agreement, if any.

 

State :  The State of Arkansas.

 

Title Insurance Company :  First American Title Insurance Company.

 

Title Insurance Policy :  As defined in Section 5.1 hereof.

 

ARTICLE 2

 

REPRESENTATIONS AND WARRANTIES

 

2.1          Representations and Warranties .  To induce Lender to execute and perform this Agreement, Borrowers hereby jointly and severally represent, covenant and warrant to Lender as follows:

 

(a)           At the Loan Opening and at all times thereafter until the Loan is paid in full each Borrower will have good and merchantable fee simple title to its Land, subject only to the Permitted Exceptions.  Each Borrower has legal power and authority to encumber and convey its Project.  The Declarations are in full force and effect and have not been modified or amended.  No Default or Event of Default under the Declarations on the part of any Borrower has occurred and is continuing.

 

(b)           Each Borrower is a limited liability company duly organized, validly existing and in good standing under the laws of the State of Georgia and duly registered to transact business and in good standing in the State of Arkansas.  Each Borrower has

 

8



 

full power and authority to conduct its business as presently conducted , to own and operate its Project, to enter into this Agreement and to perform all of its duties and obligations under this Agreement and under the Loan Documents, all of which has been duly authorized by all necessary Legal Requirements applicable to such Borrower.  Each Signing Entity is duly organized, validly existing and in good standing under the laws of the State in which it is organized, has full power and authority to conduct its business as presently conducted and to execute this Agreement and the other Loan Documents to which the applicable Borrower is a party in the capacity shown in the signature block of such Borrower contained in this Agreement, and such execution has been duly authorized by all necessary Legal Requirements applicable to such Signing Entity.  Neither any Borrower nor any Guarantor has been convicted of a felony and there are no proceedings or investigations being conducted involving criminal activities of either any Borrower or any Guarantor.  The direct and indirect ownership of Borrowers is as shown in Exhibit C attached to this Agreement.

 

(c)           Each Operator is a limited liability company duly organized, validly existing and in good standing under the laws of the State of Georgia and duly registered to transact business and in good standing in the State of Arkansas.  Each Operator has full power and authority to conduct its business as presently conducted, to lease the applicable Project from the applicable Borrower and operate its Facility, and to enter into and to perform the Guaranty and the other Loan Documents to which it is a party and to perform all of its duties and obligations thereunder, all of which has been duly authorized by all necessary Legal Requirements applicable to such Operator.

 

(d)           AdCare is a corporation duly organized, validly existing and in good standing under the laws of the State of Ohio.  AdCare has full power and authority to conduct its business as presently conducted and to enter into and to perform the Guaranty and the other Loan Documents to which it is a party and to perform all of its duties and obligations thereunder, all of which has been duly authorized by all necessary Legal Requirements applicable to AdCare.

 

(e)           Each Borrower and each Guarantor is able to pay its debts as such debts become due, and each has capital sufficient to carry on its respective present businesses and transactions and all businesses and transactions in which it or he is about to engage.  Neither any Borrower nor any Guarantor (i) is bankrupt or insolvent, (ii) has made an assignment for the benefit of its respective creditors, (iii) has had a trustee or receiver appointed, (iv) has had any bankruptcy, reorganization or insolvency proceedings instituted by or against its, or (v) shall be rendered insolvent by its execution, delivery or performance of the Loan Documents or by the transactions contemplated thereunder.  There is no Uniform Commercial Code financing statement on file that names any Borrower or any Guarantor as debtor and covers any of the collateral for the Loan, and there is no judgment or tax lien outstanding against any Borrower or any Guarantor.

 

(f)            This Agreement, the Note, the Mortgages, the other Loan Documents and any other documents and instruments required to be executed and delivered by Borrowers and Guarantors in connection with the Loan, when executed and delivered, will constitute the duly authorized, valid and legally binding obligations of the party required to execute

 

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the same and will be enforceable strictly in accordance with their respective terms (except to the extent that enforceability may be affected or limited by applicable bankruptcy, insolvency and other similar debtor relief laws affecting the enforcement of creditors’ rights generally); and no basis exists for any claim against Lender under this Agreement, under the Loan Documents or with respect to the Loan; and enforcement of this Agreement and the Loan Documents is subject to no defenses of any kind.

 

(g)           The execution, delivery and performance of this Agreement, the Note, the Mortgages, the other Loan Documents and any other documents or instruments to be executed and delivered by Borrowers or Guarantors pursuant to this Agreement or in connection with the Loan and the use and occupancy of the Projects will not:  (i) violate any Legal Requirements applicable to Borrower or any Signing Entity, or (ii) conflict with, be inconsistent with, or result in any breach or default of any of the terms, covenants, conditions or provisions of any indenture, mortgage, deed of trust, instrument, document, agreement or contract of any kind to which any Borrower, any Guarantor or any Signing Entity is a party or by which any of them may be bound.  Neither any Borrower, any Guarantor nor any Signing Entity is in default (without regard to grace or cure periods) under any contract or agreement to which it is a party, the effect of which default will adversely affect the performance by any Borrower or any Guarantor of its obligations pursuant to and as contemplated by the terms and provisions of this Agreement or the other Loan Documents

 

(h)           No condition, circumstance, event, agreement, document, instrument, restriction, litigation or proceeding, or threatened litigation or proceeding or basis therefor, exists which could (i) adversely affect the validity or priority of the liens and security interests granted Lender under the Loan Documents; (ii) materially adversely affect the ability of any Borrower or any Guarantor to perform their obligations under the Loan Documents; or (iii) constitute a Default or Event of Default under this Agreement or any of the other Loan Documents.

 

(i)            It is a condition of this Agreement and the Loan that the Projects and the use and occupancy of the Projects do not violate or conflict with any applicable law, statute, ordinance, rule, regulation or order of any kind, including, without limitation, Environmental Laws, zoning, building, land use, noise abatement, occupational health and safety or other laws, any building permit or any Declarations, and if a third-party is required under any Declarations or other documents, to consent to use or operation of the Projects, Borrowers have obtained such approval from such party, and to the best of Borrowers’ knowledge, such condition is satisfied.  In addition, and without limiting the foregoing, each Borrower shall (i) ensure that no person or entity owns a controlling interest in or otherwise controls such Borrower is or shall be listed on the Specially Designated Nationals and Blocked Person List or other similar lists maintained by the Office of Foreign Assets Control ( OFAC ), the Department of the Treasury or included in any Executive Orders, (ii) not use or permit the use of any Loan Proceeds to violate any of the foreign asset control regulations of OFAC or any enabling statute or Executive Order relating thereto, and (iii) comply with all applicable Bank Secrecy Act laws and regulations, as amended.

 

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(j)            Each of the following is a condition of this Agreement and the Loan:  Except as disclosed in the environmental site assessments referred to below, the Projects have never been used for any activities which, directly or indirectly, involve the use, generation, treatment, storage, transportation or disposal of any Hazardous Substances, and no Hazardous Substances exist on the Projects or under the Projects or in any surface waters or groundwaters on or under the Projects.  The Projects and their existing and prior uses have at all times complied with all Environmental Laws, and Borrowers have not violated any Environmental Laws.  The environmental site assessments referred to above are as follows:

 

(i)            In the case of Borrower 1’s Project, a Phase 1 Environmental Site Assessment Report dated January 31, 2012, prepared by Environmental Corporation of America.

 

(ii)           In the case of Borrower 2’s Project, a Phase 1 Environmental Site Assessment Report dated January 31, 2012, prepared by Environmental Corporation of America.

 

(iii)          In the case of Borrower 3’s Project, a Phase 1 Environmental Site Assessment Report dated January 31, 2012, prepared by Environmental Corporation of America.

 

To the best of Borrowers’ knowledge, each of such conditions is satisfied.

 

(k)           There are no facilities on the Projects which are subject to reporting under any State laws or Section 312 of the Federal Emergency Planning and Community Right to Know Act of 1986 (42 U.S.C. Section 11022), and federal regulations promulgated thereunder.  Except as disclosed in the environmental site assessments referred to above, the Projects do not contain any underground or above ground storage tanks.

 

(l)            All financial statements submitted by any Borrower or any Guarantor to Lender in connection with the Loan are true and correct in all material respects, have been prepared in accordance with GAAP consistently applied, and fairly present the respective financial conditions and results of operations of the entities and persons which are their subjects.

 

(m)          This Agreement and all financial statements, budgets, schedules, opinions, certificates, confirmations, applications, rent rolls, affidavits, agreements, and other materials submitted to Lender in connection with or in furtherance of this Agreement by or on behalf of any Borrower or any Guarantor fully and fairly state the matters with which they purport to deal, and neither misstate any material fact nor, separately or in the aggregate, fail to state any material fact necessary to make the statements made not misleading in any material respect.

 

(n)           Each parcel of Land is taxed as one or more separate tax parcels which do not include any property other than such parcel of Land.

 

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(o)           Under applicable law, each parcel of Land may be encumbered, conveyed and otherwise dealt with as a separate legal parcel.

 

(p)           All utility and municipal services required for the construction, occupancy and operation of the Projects, including, but not limited to, water supply, storm and sanitary sewage disposal systems, cable services, gas, electric and telephone facilities are available for use by and currently provide service to the Projects.

 

(q)           Subject to the provisions of Section 7.9(b) of this Agreement, all governmental permits and licenses required by applicable law in order for Borrowers to own and lease the Projects, and for Operators to operate their Facilities, have been validly issued and are in full force.

 

(r)            Each of the following is a condition of this Agreement and the Loan:  The storm and sanitary sewage disposal system, water system, drainage system and all mechanical systems of the Projects comply with all applicable laws, statutes, ordinances, rules and regulations, including, without limitation, all Environmental Laws.  The applicable environmental protection agency, pollution control board and/or other governmental agencies having jurisdiction of the Projects have issued their permits for the construction, tap-on and operation of those systems.  To the best of Borrowers’ knowledge, each of such conditions is satisfied.

 

(s)            It is a condition of this Agreement and the Loan that all utility, parking, access (including curb-cuts and highway access), construction, recreational and other permits and easements required for the use of the Projects have been granted and issued, and to the best of Borrowers’ knowledge, such condition is satisfied.

 

(t)            With the exception of Permitted Exceptions, the improvements located on each parcel of Land do not encroach upon any building line, set back line, sideyard line, or any recorded or visible easement (or other easement of which any Borrower is aware or has reason to believe may exist) which exists with respect to the applicable Project.

 

(u)           The Loan, including interest rate, fees and charges as contemplated hereby, is a “business loan” within the meaning of subparagraph (1)(c) contained in Section 205/4 of Chapter 815 of the Illinois Compiled Statutes, as amended; the Loan is an exempted transaction under the Truth In Lending Act, 12 U.S.C. §1601 et seq.; and the Loan does not, and when disbursed will not, violate the provisions of the usury laws of the State, any consumer credit laws or the usury laws of any state which may have jurisdiction over this transaction, any Borrower or any property securing the Loan.

 

(v)           There are no leases for use or occupancy of the Projects other than the Leases, with the exception of agreements entered into with residents and occupants in the ordinary course of business of operating the Facilities.

 

(w)          Each Lease is in full force and effect; no Defaults or Events of Default on the part of the applicable Borrower have occurred and are continuing thereunder; the tenant has no right of set-off against payment of rent due thereunder; and enforcement of the Lease by such Borrower or by Lender pursuant to an exercise of Lender’s rights

 

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under the Assignment of Rents would be subject to no defenses of any kind.  Each Operations Transfer Agreement is in full force and effect and no Defaults or Events of Default on the part of the applicable Operator or Old Operator have occurred and are continuing thereunder.

 

(x)           All Employee Plans of Borrowers, if any, and Operators meet the minimum funding standards of Section 302 of ERISA and 412 of the Internal Revenue Code where applicable, and each such Employee Plan that is intended to be qualified within the meaning of Section 401 of the Internal Revenue Code of 1986 is qualified.  No withdrawal liability has been incurred under any such Employee Plans and no “Reportable Event” or “Prohibited Transaction” (as such terms are defined in ERISA), has occurred with respect to any such Employee Plans, unless approved by the appropriate governmental agencies.  Borrowers and Operators have promptly paid and discharged all obligations and liabilities arising under ERISA of a character which if unpaid or unperformed might result in the imposition of a lien against any of their properties or assets.

 

(y)           Each of the following is a condition of this Agreement and the Loan:  There are no strikes, lockouts or other labor disputes pending or threatened against any Borrower or any Operator; hours worked by and payment made to employees of Borrowers and Operator have not been in violation of the Fair Labor Standards Act or any other applicable law; and no unfair labor practice complaint is pending or threatened against any Borrower or any Operator before any governmental authority.  To the best of Borrowers’ knowledge, each of such conditions is satisfied.

 

(z)           Subject to the provisions of Section 7.9(b) of this Agreement, each Facility has all necessary licenses, permits and certifications required by any applicable governmental authority to operate and maintain a skilled nursing facility therein with its current number of beds in service, and participates in the Medicare and Medicaid programs.  Each Operator has complied with all applicable requirements of the United States of America, the State of Arkansas and all applicable local governments, and of its agencies and instrumentalities, necessary to operate and maintain such Facility as such a facility.  All utilities necessary for use, operation and occupancy of each Project and each Facility are available to such Project and such Facility.  All requirements for unrestricted use of each Project and each Facility as a skilled nursing facility under the rules and regulations of the State of Arkansas Department of Human Services and of any other department or agency of the State of Arkansas having jurisdiction over each Project and each Facility have been fulfilled.  All building, zoning, safety, health, fire, water district, sewerage and environmental protection agency and any other permits or licenses which are required by any governmental authority for use, occupancy and operation of each Project and each Facility as a skilled nursing facility have been obtained and are in full force and effect.  Neither any Borrower, any Operator, any Guarantor, any Project nor any Facility is subject to any corporate integrity agreement, compliance agreement or other agreement governing the operation of any Project or any Facility or the operations of any Borrower, any Operator or any Guarantor.

 

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(aa)         Each Borrower and Operator is in compliance in all material respects with all laws, orders, regulations and ordinances of all federal, foreign, state and local governmental authorities binding upon or affecting the business, operation or assets of Borrowers or Operators.  Neither any Borrower nor any Operator: (i) has had a civil monetary penalty assessed against it under the Social Security Act (the SSA ) Section 1128(a) ), other than nominal amounts for violations which were not of a material nature, (ii) has been excluded from participation under the Medicare program or under a State health care program as defined in the SSA Section 1128(h) ( State Health Care Program ), or (iii) has been convicted (as that term is defined in 42 C.F.R. Section 1001.2) of any of the following categories of offenses as described in the SSA Section 1127(a) and (b)(l), (2), (3): (A) criminal offenses relating to the delivery of an item or service under Medicare or any State Health Care Program; (B) criminal offenses under federal or state law relating to patient neglect or abuse in connection with the delivery of a health care item or service; (C) criminal offenses under federal or state law relating to fraud, theft, embezzlement, breach of fiduciary responsibility, or other financial misconduct in connection with the delivery of a health care item or service or with respect to any act or omission in a program operated by or financed in whole or in part by any federal, state or local government agency; (D) federal or state laws relating to the interference with or obstruction of any investigations into any criminal offense described in (A) through (C) above; or (E) criminal offenses under federal or state law relating to the unlawful manufacture, distribution, prescription or dispensing of a controlled substance.  Without limiting the generality of the foregoing, neither any Borrower nor any Operator is in default in the performance, observance or fulfillment of any of the obligations, covenants or conditions contained in any Medicare or Medicaid Provider Agreement or other agreement or instrument to which such Borrower or Operator is a party, which default has resulted in, or if not remedied within any applicable grace period could result in, the revocation, termination, cancellation or suspension of the Medicare or Medicaid Certification of such Borrower or Operator.

 

2.2          Continuation of Representations and Warranties .  Borrowers hereby covenant, warrant and agree that the representations and warranties made in Section 2.1 hereof shall be and shall remain true and correct in all material respects at the time of the Loan Opening and at all times thereafter so long as any part of the Loan shall remain outstanding.  Each request for disbursement of Loan Proceeds shall constitute a reaffirmation that these representations and warranties are true in all material respects as of the date of such request and will be true in all material respects on the date of the disbursement.

 

ARTICLE 3

 

THE LOAN

 

3.1.         Agreement to Borrow and Lend .

 

(a)           On the terms of and subject to the conditions of this Agreement, Borrowers agree to borrow from Lender, and Lender agrees to lend to Borrowers, an amount not to exceed the Loan Amount.

 

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(b)           The Loan shall be evidenced by the Note executed by Borrowers jointly and severally and shall be secured by the Mortgages and the Assignments of Rents.  The Loan shall be guaranteed by Guarantors pursuant to the Guaranty, and Borrowers and Guarantors shall protect Lender with respect to environmental matters pursuant to the Environmental Indemnity.  If Lender extends any Operator Loan to any one of more of Operators, the Loan shall be secured by the Operator Loan Documents for such Operator Loan and the Loan Documents shall secure such Operator Loan; provided, however, that notwithstanding any other provision of the Loan Documents or any Operator Loan Documents, (i) if the Loan is repaid at a time when any Operator Loan is outstanding, and if there is no existing Default or Event of Default under any of the Operator Loan Documents, such Operator Loan shall no longer be secured by the liens and encumbrances created under the Loan Documents, and (ii) if any Operator Loan is repaid and terminated at a time when the Loan is outstanding, and no there is no existing Default or Event of Default under any of the Loan Documents, the Loan shall no longer be secured by the liens and encumbrances created under the Operator Loan Documents for such Operator Loan.  At any time that Lender does not have any Operator Loan extended to any Operator, the references in this Agreement and the other Loan Documents to the Operator Loan shall be of no force or effect.  Nothing contained in this Agreement shall constitute a commitment or agreement by Lender to extend any Operator Loan to any Operator.

 

(c)           The proceeds of the Loan together with cash equity of Borrowers shall be used by Borrowers for the purchase of the Projects, funding the Collateral Account and Capital Expenditures Reserve Account as required by this Agreement, and paying acquisition and financing costs and expenses.  Notwithstanding any other provision of this Agreement, the amount of the Loan shall not exceed an amount equal to 80% of the aggregate “as is” appraised value of the Projects as shown in the appraisals required by this Agreement, and the aggregate purchase price for the Projects must not exceed the aggregate “as is” appraised value of the Projects as shown in such appraisals.

 

(d)           The closing of the purchase of the Projects by Borrowers is to occur on Sunday, April 1, 2012, and the deeds conveying the Projects to Borrowers will be dated April 1, 2012.  April 1, 2012, is not a business day  In order that Borrowers will be able to demonstrate the availability of funds on the April 1, 2012, purchase closing date, subject to compliance with all of the conditions to disbursement which are contained in this Agreement, Lender will disburse the proceeds of the Loan on Friday, March 30, 2012, and the Loan and the Note will begin bearing interest on that date, and Borrowers hereby request that Lender do so.  The disbursement on March 30, 2012, will consist of deposits into the Collateral Account ($1,340,000) and Capital Expenditures Reserve Account ($470,000) and payment of expenses to Lender and its legal counsel, and the remainder of the disbursement will be deposited by Lender into an escrow with a title insurance escrow agent for the Loan and purchase closing.  The escrow instructions to such escrow agent will provide that the loan proceeds deposited in escrow are not to be disbursed prior to Monday, April 2, 2012, and then only if the closing of the purchase of the Projects, including delivery of deeds, has been completed.  The Mortgages and the Assignments of Rents will be dated as of April 1, 2012, to correspond to the dating of the deeds conveying the Projects to Borrowers, and this Agreement, the Note, the Indemnity Agreement and the Guaranty will be dated as of March 30, 2012, to correspond to the date of disbursement of the Loan.

 

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3.2          Interest .  Interest on funds advanced hereunder shall —

 

(i)            From the Loan Opening until the Maturity Date, accrue at the interest rates provided for in the Note;

 

(ii)           Be computed upon advances of the Loan from and including the date of each advance by Lender to or for the account of a Borrower (whether to an escrow or otherwise), on the basis of a 360-day year and the actual number of days elapsed in any portion of a month in which interest is due; and

 

(iii)          Be paid by Borrowers to Lender together with principal payments, if any, in the manner set forth in the Note.

 

3.3          Principal Payments; Maturity Date; Prepayment .

 

(a)           Prior to the Maturity Date, principal payments, if any, shall be made as provided in the Note.  The entire principal balance of the Note and all accrued and unpaid interest thereon shall be due, if not sooner paid, on the Maturity Date.

 

(b)           The Loan may be prepaid prior to the Maturity Date on the terms and upon payment of the charges and fees set forth in the Note.

 

3.4          Collateral Account .  Borrower shall establish and maintain a collateral account in the name of Borrower held by Lender (the Collateral Account ).  The amount of the Collateral Account shall be $1,340,000, and on the date of this Agreement, Borrower shall deposit the sum of $1,340,000 into the Collateral Account.  The Collateral Account shall be held as additional security for the payment and performance of all of the obligations of Borrower under this Agreement and the other Loan Documents and all of the obligations of Operators under all Operator Loan Documents, and Borrower hereby pledges and assigns to Lender, and grants to Lender a first lien on and a first priority security interest in the Collateral Account, all cash and investments from time to time on deposit in the Collateral Account, and all proceeds of all of the foregoing.  Amounts on deposit in the Collateral Account shall be held in a certificate of deposit issued by Lender.  Interest earned on amounts on deposit in the Collateral Account shall be added to the Collateral Account.  All amounts on deposit in the Collateral Account shall be released by Lender to Borrowers at such time as all of the principal of and interest on the Loan have been paid in full and all of the other obligations to Lender under this Agreement and the other Loan Documents have been fully paid and performed, or at such earlier time as the amount of the combined EBITDAR/Fully Adjusted for Operators for a fiscal year is not less than $3,700,000, as shown in annual reviewed financial statements of Operators and a compliance certificate furnished to Lender as provided in Section 7.4 of this Agreement.

 

3.5.         Uniform Commercial Code Matters .

 

(a)           All references in this Agreement and the other Loan Documents to the Code are to the Code as from time to time in effect.

 

(b)           Borrowers represent and warrant to Lender as follows:

 

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(i)            The exact legal names of Borrowers are as stated in the first paragraph of this Agreement

 

(ii)           The nature of each Borrower entity and the State in which it is organized are as stated in the first paragraph of this Agreement.  The organizational numbers of Borrowers in such State are as follows:

 

Borrower

 

Organizational Number

Borrower 1

 

12008895

Borrower 2

 

12008902

Borrower 3

 

12008908

 

(iii)          The address of each Borrower’s chief executive office is 5057 Troy Road, Springfield, Ohio 45502.

 

(iv)          Each Borrower has no place of business other than the chief executive office referred to in (iii) above, at the address for notices set forth in Section 12.11 of this Agreement, and at its Project in the State of Arkansas.

 

(c)           Each Borrower shall not, without not less than 30 days’ prior written notice to Lender, change its legal name, the nature of the Borrower entity, the State in which it is organized, its organizational number in the State in which it is organized, if any, the address of its chief executive office, or the address of its other places of business, from those referred to in paragraph (b) of this Section.

 

(d)           Borrowers acknowledge that by entering into the security agreements contained in this Agreement and the other Loan Documents, Borrowers have authorized the filing of financing statements and amendments under the Code covering the collateral described in such security agreements, without the signature of Borrowers.

 

(e)           As additional security for the payment and performance of all of the obligations of all of Borrowers under this Agreement and the other Loan Documents and all of the obligations of Operators under all Operator Loan Documents, each Borrower hereby grants to Lender a security interest in all Deposit Accounts (as defined in the Code) from time to time maintained by such Borrower with Lender, all cash and investments from time to time on deposit in all such Deposit Accounts, and all proceeds of all of the foregoing.

 

ARTICLE 4

 

LOAN DOCUMENTS

 

4.1          Loan Documents .  As a condition precedent to the Loan Opening, Borrowers agree that they will deliver the following Loan Documents to Lender at or prior to the Loan Opening, all of which must be satisfactory to Lender and Lender’s counsel in form, substance and execution:

 

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(a)           Promissory Note .  A Promissory Note dated the date hereof (the Note ), executed by Borrowers jointly and severally and made payable to the order of Lender, in the Loan Amount.

 

(b)           Mortgages .  A separate Mortgage, Security Agreement, Assignment of Rents and Leases and Fixture Filing dated as of April 1, 2012 (each a Mortgage ), duly executed by each Borrower to and for the benefit of Lender, creating a first lien on such Borrower’s Land to secure the Note, the Loan and all obligations of all of Borrowers in connection therewith.

 

(c)           Assignments of Rents and Leases .  A separate Absolute Assignment of Rents and Leases dated as of April 1, 2012 (each an Assignment of Rents ), duly executed by each Borrower to and for the benefit of Lender, collaterally assigning to Lender all of such Borrower’s rents, leases and profits of its Project as security for the Note, the Loan and all obligations of all of Borrowers in connection therewith.

 

(d)           Financing Statements .  Uniform Commercial Code Financing Statements as required by Lender to perfect all security interests granted by this Agreement, the Mortgages and the other Loan Documents.

 

(e)           Environmental Indemnity .  An Environmental Indemnity Agreement  dated as of even date herewith (the Environmental Indemnity ), executed by Borrowers and Guarantors jointly and severally to and for the benefit of Lender, indemnifying Lender for all risks, liabilities, costs and expenses which may be incurred as a result of environmental matters at the Projects.

 

(f)            Guaranty .  A Guaranty of Payment and Performance dated as of even date herewith (the Guaranty ), executed by each Guarantor jointly and severally to and for the benefit of Lender, guaranteeing to Lender the payment and performance of all obligations of all Borrowers in connection with the Loan.

 

(g)           Collateral Assignments .  Collateral assignments of such agreements, leases, contracts and other rights or interests of Borrowers with respect to the Projects as Lender may reasonably request.

 

(h)           Other Loan Documents .  Such other documents and instruments as Lender may reasonably require.

 

4.2          Interest Rate Protection .

 

(a)           Any and all obligations, contingent or otherwise, whether now existing or hereafter arising, of any Borrower arising under or in connection with all Hedging Transactions and Hedging Agreements to which Lender is a party shall be secured by all of the collateral for the Loan.

 

(b)           As additional security for the payment and performance of all of the obligations of Borrowers under this Agreement and the other Loan Documents and all of the obligations of Operators under all Operator Loan Documents, Borrowers hereby pledge and assign to Lender,

 

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and grant to Lender a first lien on and a first priority security interest in, (i) all Hedging Transactions from time to time entered into by any Borrower with Lender or any other provider, (ii) all contracts from time to time entered into by any Borrower with Lender or any other provider with respect to such Hedging Transactions, (iii) all amounts from time to time payable to any Borrower under such Hedging Transactions and contracts, and (iv) all proceeds of all of the foregoing.

 

ARTICLE 5

 

CONDITIONS TO LOAN DISBURSEMENTS

 

5.1          Conditions to Loan Opening .  As conditions precedent to the Loan Opening, (i) Borrowers shall satisfy all applicable conditions and requirements contained in other Sections of this Agreement, and (ii) Borrowers shall furnish the following to Lender at or prior to the Loan Opening or at such time as is set forth below, all of which must be satisfactory to Lender and Lender’s counsel in form, content and execution:

 

(a)           Title Insurance Policies .  A loan title insurance policy for each Project, issued on the date of the Loan Opening by the Title Insurance Company to Lender, in the full amount of the Loan to the Borrower which is the owner of such Project, insuring the applicable Mortgage to be a valid first, prior and paramount lien upon the fee title to the Project, as the case may be, subject only to the Permitted Exceptions, and containing such endorsements as Lender may require, each in form and substance satisfactory to Lender (each a Title Insurance Policy ).

 

(b)           Surveys .  A current plat of survey (each a Survey ) of each parcel of the Land, which shall (i) be made by a land surveyor licensed in the State, (ii) be prepared in accordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS, (iii) include such Table A Items as Lender shall require, (iv) be made such that the relative positional accuracy of the Survey does not exceed that which is specified in the Accuracy Standards as adopted by ALTA and NSPS and in effect on the date of the Survey, (v) contain a certificate acceptable to Lender naming the applicable Borrower, Lender and the Title Insurance Company, and (v) contain such additional information as may be required by Lender or the Title Insurance Company.

 

(c)           Insurance Policies .  Evidence satisfactory to Lender in its reasonable judgment that the insurance coverages required by Section 7.3 hereof are in force.

 

(d)           Utilities; Licenses; Permits .  As to each Project, evidence satisfactory to Lender that —

 

(i)            All utility and municipal services required for the occupancy and operation of the Project are available and currently servicing the Project;

 

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(ii)           Subject to the provisions of Section 7.9(b) of this Agreement, all permits, licenses and governmental approvals required by applicable law to occupy and operate each Project and each Facility have been issued, are in full force and all fees therefor have been fully paid;

 

(iii)          The storm and sanitary sewage disposal system, the water system and all mechanical systems serving the Project comply with all applicable laws, ordinances, rules and regulations, including Environmental Laws and the applicable environmental protection agency, pollution control board and/or other governmental agencies having jurisdiction of the Project have issued their permits for the operation thereof; and

 

(iv)          All utility, parking, access (including curb-cuts and highway access), recreational and other easements and permits required or necessary for the use of the Project have been granted or issued.

 

(e)           Environmental Reports .  As to each Project, an environmental site assessment (each an Environmental Report ) prepared at Borrowers’ sole cost and expense by an independent professional environmental consultant approved by Lender in its sole and absolute discretion.  The Environmental Reports shall be subject to Lender’s approval in its sole and absolute discretion.  If any Environmental Report reveals contamination or conditions warranting further investigation in order to establish baseline data, Lender may also require as a condition to the Loan Opening, in its sole and absolute discretion, a written report (also referred to herein as an Environmental Report ) based on additional testing and investigation in order to define the source and extent of the contamination or to establish baseline data, as well as to provide relevant detailed information on the area’s geological and hydrogeological conditions.  Any additional Environmental Report prepared pursuant to this requirement shall be subject to Lender’s approval, in its sole and absolute discretion.

 

(f)            Appraisals .  As to the Project owned by each Borrower, an appraisal of the Project addressed to Lender and satisfactory to Lender, prepared by a certified or licensed appraiser who is approved by Lender, each in its sole and absolute discretion, which appraisals must show aggregate “as is” appraised values of the Projects in the amount of not less than $27,250,000, such that the Loan Amount will not exceed an amount equal to 80% of the aggregate “as is” appraised value of the Projects.

 

(g)           Documents of Record .  Copies of all documents of record which affect the Projects, including, without limitation, the Declarations, and estoppel letters from the other parties thereto covering such matters as Lender shall reasonably require.

 

(h)           Searches .  A report from the appropriate filing officers of the state and counties in which the Land is located, indicating that no judgments, tax or other liens, security interests, leases of personalty, financing statements or other encumbrances (other than Permitted Exceptions and liens and security interests in favor of Lender) are of record or on file encumbering any portion of such Land, and that there are no judgments,

 

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tax liens, pending litigation or bankruptcy actions outstanding with respect to Borrowers and Guarantors.

 

(i)            Attorney’s Opinion .  An opinion of counsel to Borrowers and Guarantors addressing such issues as Lender may request, subject to assumptions and qualifications satisfactory to Lender.

 

(j)            Organizational Documents .  Organizational documents, any resolutions required by such documents, and good standing certificates, for Borrowers and the other parties to the Loan Documents, and for any entities executing Loan Documents on behalf of Borrowers or any other parties to the Loan Documents.

 

(k)           Leases .  A copy of each Lease and a lease subordination agreement with each Operator.  In addition, Borrowers shall deposit all security deposits required under the Leases, if any, with Lender in an account in Borrowers’ name.

 

(l)            Management and Consulting Agreements .  As to each Project, if the applicable Operator has entered into a management or consulting agreement with respect to the Project, a copy of such management or consulting agreement and a subordination agreement from the manager or consultant in a form satisfactory to Lender.

 

(m)          Operations Transfer Agreement .  A copy of each Operations Transfer Agreement, and such agreements between Lender and Old Operators as Lender shall require.

 

(n)           Real Estate Taxes .  Copies of the most recent real estate tax bills for the Land and evidence satisfactory to Lender that each parcel of the Land is separately assessed for real estate taxing purposes.

 

(o)           Broker .  Evidence satisfactory to Lender that all brokers’ commissions or fees due with respect to the Loan or the Projects have been paid in full in cash.

 

(p)           Property Condition Reports .  A property condition report for each Project prepared at Borrowers’ sole cost and expense by an independent consultant approved by Lender in its sole and absolute discretion, and which shall be subject to Lender’s approval in its sole and absolute discretion.

 

(q)           Operator Loan Documents .  If Lender has extended any Operator Loan, copies of the executed Operator Loan Documents.

 

(r)            Additional Documents .  Such other papers and documents regarding Borrower, the Project or the Facilities as Lender may reasonably require.

 

5.2          Additional Conditions to Loan Opening .  The following are additional conditions precedent to the Loan Opening:

 

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(a)           Written Request .  Borrowers shall have delivered to Lender a written request for disbursement prepared in such form and detail, and accompanied by such supporting information and documents, as shall be strictly satisfactory to Lender.

 

(b)           Representations and Warranties .  All representations and warranties of Borrowers contained in this Agreement, the other Loan Documents and other documents delivered to Lender shall be true and correct in all material respects as of the date of the Loan Opening.

 

(c)           Financial Condition .  There shall be no material adverse change in the financial condition of any Borrower or any Guarantor as of the date of the Loan Opening.

 

(d)           Accounts Set Up with Lender; Collateral Account and Capital Expenditures Reserve Account .  Without limitation on the generality of paragraph (f) below, Borrowers and Operators shall have set up all of their respective operating accounts with Lender as required by Section 7.10 of this Agreement, and Borrowers shall have created and funded the Collateral Account and Capital Expenditures Reserve Account as required by Section 3.4 and Section 7.19 of this Agreement, respectively.

 

(e)           Operator Working Capital .  Operators shall be in compliance with the provisions of Section 7.20(d) of this Agreement.

 

(f)            Interest Rate Protection .  Borrowers shall have purchased from a qualified counterparty one or more contracts for interest rate protection for such portion or all of the Loan as Lender may require, which contracts shall be in effect for the full term of the Loan and for a rate and otherwise in form and substance satisfactory to Lender in all respects.  Lender agrees that interest rate protection is not required for the Loan.

 

(f)            No Default or Event of Default .  No Default or Event of Default under this Agreement or under any other Loan Document, and if any Operator Loan has been extended by Lender to Operator, under any Operator Loan Document, shall have occurred and be continuing as of the date of the Loan Opening.

 

5.3          Termination of Agreement .  Borrowers agree that all conditions precedent to the Loan Opening will be complied with on or prior to the Required Loan Opening Date.  If all of the conditions precedent to the Loan Opening hereunder shall not have been performed on or before the Required Loan Opening Date, Lender, at its option at any time thereafter and prior to the Loan Opening, may terminate this Agreement and all of its obligations hereunder by giving a written notice of termination to Borrowers.  In the event of such termination, Borrowers shall pay all Loan Expenses which have accrued or been charged as of the date of such termination.

 

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ARTICLE 6

 

PAYMENT OF LOAN EXPENSES

 

6.1          Payment of Loan Expenses at Loan Opening .  At the Loan Opening, Lender may pay from Loan Proceeds all Loan Expenses, to the extent the same have not been previously paid.

 

ARTICLE 7

 

FURTHER AGREEMENTS OF BORROWER

 

7.1          Mechanics’ Liens, Taxes and Contest Thereof .  Borrowers agree that they will not suffer or permit any mechanics’ lien claims to be filed or otherwise asserted against the Projects and will promptly discharge the same in case of the filing of any claims for lien or proceedings for the enforcement thereof, and will pay all special assessments which have been placed in collection and all real estate taxes and assessments of every kind (regardless of whether the same are payable in installments) upon the Projects, before the same become delinquent; provided, however, that Borrowers shall have the right to contest in good faith and with reasonable diligence the validity of any such lien, claim, tax or assessment if the right to contest such matters is expressly granted in the Mortgages.  If Borrowers shall fail promptly either to discharge or to contest claims, taxes or assessments asserted or give security or indemnity in the manner provided in the Mortgages, or having commenced to contest the same, and having given such security or indemnity shall fail to prosecute such contest with diligence, or to maintain such indemnity or security so required by the Mortgages, or upon the adverse conclusion of any such contest, to cause any judgment or decree to be satisfied and lien to be released, then and in any such event Lender may, at its election (but shall not be required to), procure the release and discharge of any such claim and any judgment or decree thereon and, further, in its sole discretion, effect any settlement or compromise of the same.  Any amounts so expended by Lender, including premiums paid or security furnished in connection with the issuance of any surety bonds, shall be deemed to constitute disbursement of Loan Proceeds hereunder.  In settling, compromising, discharging or providing indemnity or security for any claim for lien, tax or assessment, Lender shall not be required to inquire into the validity or amount thereof.

 

7.2          Fixtures and Personal Property .  Except for security interests granted to Lender, Borrowers agree that all of the personal property, fixtures, attachments, furnishings and equipment delivered in connection with the construction, equipping or operation of the Projects will be kept free and clear of all chattel mortgages, vendor’s liens, and all other liens, claims, encumbrances and security interests whatsoever, and that Borrowers will be the absolute owners of said personal property, fixtures, attachments and equipment, subject to the rights of Operators under the Leases.  Borrowers, on request, shall furnish Lender with satisfactory evidence of such ownership, and of the terms of purchase and payment therefor.

 

7.3          Insurance Policies .  Borrowers shall, at their expense, during the term of this Agreement, procure and keep in force, or cause to be procured and kept in force by Operators,

 

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the insurance coverages described in Exhibit D attached to this Agreement and conforming to the insurance requirements contained in the Mortgages, and in addition thereto, professional liability insurance covering the operations in the Projects in such amounts and with such deductibles as shall be approved by Lender.  In addition, all insurance shall be in form, content and amounts approved by Lender and written by an insurance company or companies licensed to do business in the state in which the Projects are located and domiciled in the United States or a governmental agency or instrumentality approved by Lender.  The policies for such insurance shall have attached thereto standard mortgagee clauses in favor of and permitting Lender to collect any and all proceeds payable thereunder and shall include a 30 day (except for nonpayment of premium, in which case, a 10 day) notice of cancellation clause in favor of Lender.  All policies or certificates of insurance shall be delivered to and held by Lender as further security for the payment of the Note and any other obligations arising under the Loan Documents, with evidence of renewal coverage delivered to Lender at least 30 days before the expiration date of any policy.

 

7.4          Furnishing Information .

 

(a)           Borrowers shall promptly supply Lender with such information concerning their assets, liabilities and affairs, and the assets, liabilities and affairs of Guarantors, as Lender may reasonably request from time to time hereafter; which shall include:

 

(i)            Without necessity of any request by Lender, as soon as available and in no event later than 120 days after the end of each fiscal year, annual financial statements of each Borrower showing the results of operations of its Project and consisting of a balance sheet, statement of income and expense and a statement of cash flows, prepared in accordance with GAAP, and certified by an officer of such Borrower.

 

(ii)           Until such time as subparagraph (iii) below becomes effective, without necessity of any request by Lender, as soon as available and in no event later than 30 days after the end of each calendar month, financial statements of each Operator showing the results of operations of its Facility and consisting of a balance sheet, statement of income and expense, statement of cash flows and statement of payor mix, prepared in accordance with GAAP, and certified by an officer of such Operator.

 

(iii)          Effective for the first fiscal quarter for which the financial covenant under Section 7.16 of this Agreement is to be tested on a quarterly basis rather than a monthly basis, and for each fiscal quarter thereafter, without necessity of any request by Lender, as soon as available and in no event later than 45 days after the end of each fiscal quarter, financial statements of each Operator showing the results of operations of its Facility and consisting of a balance sheet, statement of income and expense, statement of cash flows and statement of payor mix, prepared in accordance with GAAP, and certified by an officer of such Operator.

 

(iv)          Without necessity of any request by Lender, as soon as available and in no event later than 120 days after the end of each fiscal year, annual financial statements of each Operator showing the results of operations of its Facility and consisting of a balance sheet, statement of income and expense, statement of cash flows and statement of payor

 

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mix, prepared in accordance with GAAP, certified by an officer of such Operator, and accompanied by a review report of a firm of independent certified public accountants acceptable to Lender; provided, however, that such annual financial statements of Operators shall not be required if the annual audited financial statements of AdCare furnished to Lender under subparagraph (v) below are consolidated financial statements of AdCare and its subsidiaries that include Operators, and which contain the balance sheets and income statements of Operators that were consolidated into the consolidate balance sheet and income statement of AdCare.

 

(v)           Without necessity of any request by Lender, as soon as available and in no event later than 120 days after the end of each fiscal year, annual financial statements of AdCare consisting of a balance sheet, statement of income and expense and a statement of cash flows, prepared in accordance with GAAP, and certified by an officer of AdCare, and accompanied by an audit report of a firm of independent certified public accountants.

 

(vi)          Without necessity of any request by Lender, as soon as available and in no event later than 45 days after the end of each fiscal quarter, financial statements of AdCare consisting of a balance sheet, statement of income and expense and statement of cash flows, prepared in accordance with GAAP, and certified by an officer of AdCare.

 

(vii)         Without necessity of any request by Lender, with each financial statement of Borrowers, Operator and AdCare required to be furnished hereunder, a duly completed compliance certificate, dated the date of such financial statements and certified as true and correct by appropriate officers of Borrowers, Operators and AdCare, containing a computation of each of the financial covenants set forth in Sections 7.14, 7.15, 7.16, 7.17 and 7.18 hereof which is required to be tested for or during the period covered by such financial statement, and stating that Borrowers have not become aware of any Default or Event of Default under this Agreement or any of the other Loan Documents that has occurred and is continuing or, if there is any such Default or Event of Default describing it and the steps, if any, being taken to cure it.

 

(b)           Borrowers shall promptly notify Lender of any condition or event which constitutes a Default or Event of Default under this Agreement or any of the other Loan Documents, and of any material adverse change in the financial condition of any Borrower or any Guarantor.

 

(c)           It is a condition of this Agreement and the Loan that each Borrower and each Operator shall each maintain a standard and modern system of accounting in accordance with GAAP consistently applied.

 

(d)           It is a condition of this Agreement and the Loan that Borrowers and Operators shall each permit Lender or any of its agents or representatives to have access to and to examine all books and records regarding the Projects and the Facilities at any time or times hereafter upon reasonable prior notice during business hours.

 

(e)           It is a condition of this Agreement and the Loan that Borrowers and Operators shall each permit Lender to copy and make abstracts from any and all of said books and records.

 

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7.5          Excess Indebtedness .  Borrowers agree to pay to Lender on demand the amount by which the indebtedness hereunder, at any time, may exceed the Loan Amount.

 

7.6          Certain Title Related Matters .

 

(a)           Borrowers shall comply with all recorded or other covenants affecting the Projects, including, without limitation, the Declarations.  Borrowers shall not record or permit to be recorded any document, instrument, agreement or other writing against the Land other than Permitted Exceptions.

 

(b)           Borrowers shall at all times duly perform and observe all of the terms, provisions, conditions and agreements on their part to be performed and observed under the Declarations, and shall not suffer or permit any Default or Event or Default on the part of Borrowers to exist thereunder, and shall not agree or consent to, or suffer or permit, any modification, amendment or termination thereof without the prior written consent of Lender.  Borrowers shall promptly furnish to Lender copies of all notices of default and other material documents and communications sent or received by Borrowers under or relating to any Declaration.

 

(c)           Borrowers shall cause each of the Projects to be taxed as one or more separate tax parcels which do not include any property other than the Projects.

 

(d)           Borrowers shall ensure that under applicable law, each of the Projects may be encumbered, conveyed and otherwise dealt with as a separate legal parcel.

 

7.7          Compliance with Laws; Environmental Matters .  Each of the following is a condition of this Agreement and the Loan:

 

(a)           Borrowers and Operators shall comply, in all respects, including the conduct of their business and operations and the use of their properties and assets, with all applicable laws, rules, regulations, decrees, orders, judgments, licenses and permits, including without limitation, Environmental Laws, Titles XVIII and XIX of the Social Security Act, Medicare Regulations, Medicaid Regulations, and all laws, rules and regulations of any governmental authorities pertaining to the licensing of professional and other health care providers.

 

(b)           With the exception of Permitted Substances, the Projects will not be used, for any activities which, directly or indirectly, involve the use, generation, treatment, storage, transportation or disposal of any Hazardous Substances, and no Hazardous Substances will exist on the Projects or under the Projects or in any surface waters or groundwaters on or under the Projects.  The Projects and their existing and future uses will comply with all Environmental Laws, and Borrowers and Operators will not violate any Environmental Laws.

 

(c)           Without limitation on any other provision of this Agreement or any of the other Loan Documents, no later than June 1, 2013, each of Borrower 2 and Borrower 3 shall cause its Project (Northridge Healthcare and Rehabilitation and Woodland Hills Healthcare and Rehabilitation, respectively) to have a full fire protection sprinkler system

 

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which complies with all applicable legal requirements, and shall furnish evidence thereof satisfactory to Lender.

 

(d)           The provisions of this paragraph are without limitation on any other provisions of this Agreement.  The Phase 1 Environmental Site Assessment for Borrower 3’s Project which has been furnished to Lender discloses that there was at one time an underground storage tank located on the property, but does not indicate whether such tank has been removed.  Within 60 days after the date of this Agreement, Borrowers shall provide Lender with written evidence satisfactory to Lender as to whether such tank has been removed.  Unless such evidence indicates that such tank has been removed or closed in place, in either case in compliance with all applicable laws, then within six months after the date of this Agreement, Borrowers shall cause such tank to be removed or closed in place, in either case in compliance with all applicable laws, and shall furnish Lender with written evidence thereof satisfactory to Lender.

 

7.8          ERISA Liabilities; Employee Plans .  It is a condition of this Agreement and the Loan that Borrowers and Operators shall (i) keep in full force and effect any and all Employee Plans which are presently in existence or may, from time to time, come into existence under ERISA, and not withdraw from any such Employee Plans, unless such withdrawal can be effected or such Employee Plans can be terminated without liability to any Borrower or Operator; (ii) make contributions to all of such Employee Plans in a timely manner and in a sufficient amount to comply with the standards of ERISA; including the minimum funding standards of ERISA; (iii) comply with all material requirements of ERISA which relate to such Employee Plans; (iv) notify Lender immediately upon receipt by any Borrower or Operator of any notice concerning the imposition of any withdrawal liability or of the institution of any proceeding or other action which may result in the termination of any such Employee Plans or the appointment of a trustee to administer such Employee Plans; (v) promptly advise Lender of the occurrence of any “Reportable Event” or “Prohibited Transaction” (as such terms are defined in ERISA), with respect to any such Employee Plans; and (vi) amend any Employee Plan that is intended to be qualified within the meaning of Section 401 of the Internal Revenue Code of 1986 to the extent necessary to keep the Employee Plan qualified, and to cause the Employee Plan to be administered and operated in a manner that does not cause the Employee Plan to lose its qualified status.

 

7.9          Licensure; Notices of Agency Actions .  The following are conditions of this Agreement and the Loan:

 

(a)           Subject to the provisions of paragraph (b) of this Section, Operators shall be fully qualified by all necessary permits, licenses, certifications, accreditations and qualifications and shall be in compliance with all annual filing requirements of all regulatory authorities.

 

(b)           The State of Arkansas licenses for the operation of the Facilities and the Medicare and Medicaid certifications for the Facilities are currently held by Old Operators.  It is a condition of this Agreement and the Loan that within a period of 90 days after the date of this Agreement, each Operator shall have obtained a State of Arkansas license for its Facility in the name of such Operator, and that within a period of

 

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180 days after the date of this Agreement, each Operator shall have obtained Medicare and Medicaid certifications for its Facility.  Pending the receipt of such license and Medicare and Medicaid certifications by each Operator, (i) the Old Operator of such Facility shall retain the existing license and Medicare and Medicaid certifications for such Facility, and (ii) such Operator shall operate such Facility under the license and Medicare and Medicaid certifications of such Old Operator under the Operations Transfer Agreement for such Facility.  Upon the issuance of the license and Medicare and Medicaid certifications to such Operator, the arrangements described above under the Operations Transfer Agreement for such Facility shall terminate and such Operator shall thereafter operate such Facility under its own license and Medicare and Medicaid certifications.

 

(c)           Borrowers and Operators shall within five days after receipt, furnish to Lender copies of all adverse notices from any licensing, certifying, regulatory, reimbursing or other agency which has jurisdiction over any Project or any Facility or over any license, permit or approval under which any Project or any Facility operates, and if any Borrower or any Operator becomes aware that any such notice is to be forthcoming before receipt thereof, it shall promptly inform Lender thereof.

 

7.10        Project and Facility Accounts and Revenues .

 

(a)           It is a condition of this Agreement and the Loan that Borrowers and Operators shall each set up and maintain all of their respective operating accounts and other accounts related to the Projects and the Facilities with Lender, shall deposit all of their respective income and receipts promptly upon receipt in such accounts, and shall maintain all of their respective cash and investments on deposit in deposit accounts with Lender.

 

(b)           Borrowers shall deposit all Gross Revenues promptly upon receipt thereof, into a bank account or accounts maintained by Borrowers with Lender.  As additional security for the payment and performance of all of the obligations of Borrowers under this Agreement and the other Loan Documents and all of the obligations of Operators under all Operator Loan Documents, Borrowers hereby pledge and assign to Lender, and grant to Lender a first lien on and a first priority security interest in, the Gross Revenues, all of Borrowers’ present and future Accounts (as defined in the Code), and the proceeds of all of the foregoing.

 

7.11        Single-Asset Entity; Indebtedness; Distributions .

 

(a)           Each Borrower shall not at any time own any asset or property other than its Project and property related thereto, and shall not at any time engage in any business other than the ownership, development, construction, leasing and operation of its Project.  The articles of organization and operating agreement of each Borrower shall not be modified or amended, nor shall any member of any Borrower be released or discharged from its obligations under the operating agreement of such Borrower.

 

(b)           Each Borrower shall not at any time have outstanding any indebtedness or obligations, secured or unsecured, direct or indirect, absolute or contingent, including any guaranty, other than the following: (i) obligations to Lender; (ii) obligations under interest rate

 

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protection agreements to which Lender is a party; (iii) obligations, other than borrowings, incurred in the ordinary course of the ownership and operation of its Project; and (iv) obligations under its Lease.

 

(c)           Each Borrower shall not at any time make any Distribution which is in violation of any of the following provisions:

 

(i)            With the exception of Distributions to another Borrower, each Borrower shall not, directly or indirectly, make any Distribution until such time as, as of the end of any fiscal quarter ending on or after March 31, 2013, the ratio of —

 

(A)          the amount of the combined EBITDAR for Operators for the 12-month period ending on the last day of such quarter, to

 

(B)          the principal balance outstanding on the Loan on the last day of such quarter,

 

was not less than 6.00 to 1.00.

 

(ii)           If any Default or Event of Default shall occur and be continuing under this Agreement or any of the other Loan Documents, each Borrower shall not, directly or indirectly, make any Distribution.

 

(iii)          Each Borrower shall not, directly or indirectly, at any time make any Distribution that would cause such Borrower’s cash and cash equivalents remaining after such Distribution to be less than an amount equal to the aggregate of (A) the total amount of the security and other deposits received by such Borrower from tenants of its Project, (B) the total amount of accrued but unpaid real estate taxes on its Project, based on the last full year tax bill or bills received by such Borrower, minus any amount held in a real estate tax escrow by Lender, and (C) a reasonable working capital reserve.

 

7.12        Restrictions on Transfer .

 

(a)           Each Borrower shall not effect, suffer or permit any Prohibited Transfer.  Any conveyance, sale, assignment, transfer, lien, pledge, mortgage, security interest or other encumbrance or alienation (or any agreement to do any of the foregoing) of any of the following properties or interests shall constitute a Prohibited Transfer :

 

(i)            Any Project or any part thereof or interest therein, excepting only sales or other dispositions of collateral for the Loan no longer useful in connection with the operation of such Project, provided that prior to the sale or other disposition thereof, such collateral has been replaced by collateral of at least equal value and utility and which is subject to the lien of the applicable Mortgage with the same priority as with respect to the original collateral;

 

(ii)           Any shares of capital stock of a corporate Borrower or a corporation which is a direct or indirect owner of an ownership interest in any Borrower (other than the shares of capital stock of a corporate trustee or a corporation whose stock is publicly

 

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traded on a national securities exchange or on the National Association of Securities Dealers’ Automated Quotation System);

 

(iii)          All or any part of the membership interests in a limited liability company Borrower or a limited liability company which is a direct or indirect owner of an ownership interest in any Borrower;

 

(iv)          All or any part of the general partner or the limited partner interest, as the case may be, of a partnership or limited partnership Borrower, or a partnership or limited partnership which is a direct or indirect owner of an ownership interest in any Borrower;

 

(v)           If there shall be any change in Control (by way of transfers of stock, partnership or member interests or otherwise) in any partner, member, manager or shareholder, as applicable, which directly or indirectly Controls the day to day operations and management of any Borrower or any Guarantor that is not a natural person and/or owns a Controlling interest in any Borrower or any such Guarantor; provided, however, that this subparagraph shall not apply to AdCare; or

 

(vi)          If any Guarantor who is a natural person shall die or be declared a legal incompetent;

 

in each case whether any such conveyance, sale, assignment, transfer, lien, pledge, mortgage, security interest, encumbrance or alienation is effected directly, indirectly (including the nominee agreement), voluntarily or involuntarily, by operation of law or otherwise; provided, however, that the foregoing provisions of this Section shall not apply to (i) liens securing obligations to Lender, (ii) the lien of current taxes and assessments not in default, (iii) any transfers of any Project, or part thereof, or interest therein, or any shares of stock or partnership or limited liability company interests, as the case may be, by or on behalf of an owner thereof who is deceased or declared judicially incompetent, to such owner’s heirs, legatees, devisees, executors, administrators, estate or personal representatives, (iv) the Leases, or (v) Permitted Exceptions.

 

(b)           In determining whether or not to make the Loan, Lender evaluated the background and experience of Borrowers and their members in owning and operating property such as the Projects, found it acceptable and relied and continues to rely upon same as the means of maintaining the value of the Projects.  Borrowers and their members are well experienced in borrowing money and owning and operating property such as the Projects, were ably represented by a licensed attorney at law in the negotiation and documentation of the Loan and bargained at arm’s length and without duress of any kind for all of the terms and conditions of the Loan, including this provision.  Borrowers recognize that Lender is entitled to keep its loan portfolio at current interest rates by either making new loans at such rates or collecting assumption fees and/or increasing the interest rate on a loan, the security for which is purchased by a party other than the original Borrowers.  Borrowers further recognize that any further junior financing placed upon the Projects (a) may divert funds which would otherwise be used to pay the Note; (b) could result in acceleration and foreclosure by any such junior encumbrancer which would force Lender to take measures and incur expenses to protect its security; (c) would detract from the value of the Projects should Lender come into possession thereof with the intention of selling

 

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same; and (d) would impair Lender’s right to accept a deed in lieu of foreclosure, as a foreclosure by Lender would be necessary to clear the title to the Projects.  In accordance with the foregoing and for the purposes of (i) protecting Lender’s security, both of repayment and of value of the Projects; (ii) giving Lender the full benefit of its bargain and contract with Borrowers; (iii) allowing Lender to raise the interest rate and collect assumption fees; and (iv) keeping the Projects free of subordinate financing liens, Borrowers agree that if this Section is deemed a restraint on alienation, that it is a reasonable one.

 

7.13                         Leasing, Operation and Management of Projects .

 

(a)                                  Each Project shall at all times be owned by the applicable Borrower and leased to the applicable Operator under the applicable Lease (with the result that no Borrower shall operate a Facility).  Each Borrower shall not agree or consent to or suffer or permit any modification, amendment or termination of its Lease, and shall not suffer or permit any Event of Default on the part of such Borrower to exist at any time under such Lease.

 

(b)                                  Each Facility shall at all times be operated as skilled nursing facility under the management of the applicable Operator.

 

7.14                         Borrowers Coverage of Debt Service .  It is a condition of this Agreement and the Loan that for each fiscal year commencing with the fiscal year ending December 31, 2012, the ratio of —

 

(i)                                      the amount of the combined EBITDA for Borrowers for such year, to

 

(ii)                                   the total amount of principal and interest required to be paid on the Loan for such year,

 

shall be not less than 1.10 to 1.00.  Notwithstanding the foregoing provisions of this Section, in the case of the fiscal year ending December 31, 2012, the calculation of such ratio shall be made for the period commencing on the date of this Agreement and ending on the last day of such year, instead of for the full year.

 

7.15                         Minimum Fixed Charge Coverage Ratio of Operators .  It is a condition of this Agreement and the Loan that as of the end of each fiscal quarter commencing with the fiscal quarter ending June 30, 2012, that the ratio of —

 

(i)                                      the amount of the combined EBITDAR for Operators for the 12-month period ending on the last day of such quarter, to

 

(ii)                                   the sum of the combined amounts of the following for Operators for the 12-month period ending on the last day of such quarter: (A) Rental Expense, plus (B) Interest Charges, plus (C) Distributions, other than any amounts which were treated as an expense for accounting purposes,

 

shall be not less than 1.05 to 1.00.  Notwithstanding the foregoing provisions of this Section —

 

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(A)                                For the 12-month period ending on the last day of the fiscal quarter ending June 30, 2013, the combined EBITDAR for Operators for the purpose of this Section shall be calculated using EBITDAR/Cap Ex Adjusted for Operators for the fourth fiscal quarter in such 12-month period and EBITDAR for Operators for the other fiscal quarters in such 12-month period;

 

(B)                                For the 12-month period ending on the last day of the fiscal quarter ending September 30, 2013, the combined EBITDAR for Operators for the purpose of this Section shall be calculated using EBITDAR/Cap Ex Adjusted for Operators for the third and fourth fiscal quarters in such 12-month period and EBITDAR for Operators for the other fiscal quarters in such 12-month period;

 

(C)                                For the 12-month period ending on the last day of the fiscal quarter ending December 31, 2013, the combined EBITDAR for Operators for the purpose of this Section shall be calculated using EBITDAR/Cap Ex Adjusted for Operators for the second, third and fourth fiscal quarters in such 12-month period and EBITDAR for Operators for the other fiscal quarter in such 12-month period; and

 

(D)                                For the 12-month period ending on the last day of the fiscal quarter ending March 31, 2014, and for the 12-month period ending on the last day of each fiscal quarter thereafter, the combined EBITDAR for Operators for the purpose of this Section shall be calculated using EBITDAR/Cap Ex Adjusted for Operators instead of EBITDAR for Operators.

 

Notwithstanding the foregoing provisions of this Section, in the case of the fiscal quarters ending June 30, 2012, September 30, 2012, and December 31, 2012, the calculation of such ratio shall be made for the period commencing on the date of this Agreement and ending on the last day of such quarter, instead of for the full 12-month period ending on the last day of such quarter.

 

7.16                         Minimum Combined EBITDAR of Operators .

 

(a)                                  It is a condition of this Agreement and the Loan that the combined EBITDAR/Management Fee Adjusted for Operators for each calendar month set forth in the table below, shall be not less than the amount set forth opposite such month in the table below:

 

Calendar Months

 

Minimum Combined 
EBITDAR for Operators

 

April and May, 2012

 

$

90,000

 

June, 2012

 

$

100,000

 

July, 2012

 

$

150,000

 

August and September, 2012

 

$

175,000

 

October, November and December, 2012

 

$

191,000

 

January, February and March, 2013

 

$

220,000

 

 

(b)                                  Until such time as paragraph (c) of this Section becomes effective, it is a condition of this Agreement and the Loan that the combined EBITDAR/Fully Adjusted for

 

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Operators for each calendar month commencing with the calendar month ending April 30, 2013, shall be not less than $256,000.

 

(c)                                   Effective for the earlier of the first fiscal quarter ending after the combined EBITDAR/Fully Adjusted for Operators has been not less than $256,000 for each of six consecutive calendar months, as shown in monthly financial statements of Operators and compliance certificates furnished to Lender as provided in Section 7.4 of this Agreement, or the fiscal quarter ending June 30, 2013, it is a condition of this Agreement and the Loan that the combined EBITDAR/Fully Adjusted for Operators for each fiscal quarter shall be not less than $768,000.

 

7.17                         AdCare Debt Service Coverage Ratio .  It is a condition of this Agreement and the Loan that for each fiscal year commencing with the fiscal year ended December 31, 2011, the ratio of —

 

(i)                                      the amount of EBITDAR for AdCare for such year, to

 

(ii)                                   the total amount Debt Service required to be paid by AdCare for such year,

 

shall be not less than 1.00 to 1.00.  Notwithstanding the foregoing provisions of this Section, if such ratio for any fiscal year is less than 1.00 to 1.00, the condition in this Section shall nevertheless be deemed to be satisfied if the amount of unencumbered, unrestricted cash shown as an asset in AdCare’s audited financial statements as at the end of such fiscal year is not less than an amount equal to the total additional amount of EBITDAR for AdCare that would have been necessary in order for such ratio to have been not less than 1.00 to 1.00 for such fiscal year and for all prior fiscal years ending after on and after December 31, 2011 (the Cumulative Shortfall ); provided, however, that the foregoing provisions of this sentence shall not apply if the Cumulative Shortfall is more than $3,000,000.

 

7.18                         AdCare Leverage Ratio .  It is a condition of this Agreement and the Loan that for each fiscal year commencing with the fiscal year ended December 31, 2011, the ratio of —

 

(i)                                      the total amount of long term senior secured indebtedness of AdCare, including the current portion thereof, each as determined in accordance with GAAP, outstanding on the last day of such year, to

 

(ii)                                   the amount of EBITDA for AdCare for such year,

 

shall be not more than 11.00 to 1.00.

 

7.19                         Capital Expenditures Reserve Account .

 

(a)                                  Borrowers shall establish and maintain a capital expenditures reserve account held by Lender (the Capital Expenditures Reserve Account ).  The Capital Expenditures Reserve Account shall be an interest bearing account held as additional security for the payment and performance of all of the obligations of Borrowers under this Agreement and the other Loan Documents and all of the obligations of Operators under all Operator Loan Documents, and

 

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Borrowers hereby pledge and assign to Lender, and grant to Lender a first lien on and a first priority security interest in, the Capital Expenditures Reserve Account, all cash and investments from time to time on deposit in the Capital Expenditures Reserve Account, and all proceeds of all of the foregoing.

 

(b)                                  On the date of this Agreement, Borrowers shall make a deposit in the Capital Expenditures Reserve Account in the amount of $470,000.  If as of September 1, 2012, either Borrower 2 or Borrower 3, or both, have not accomplished compliance with the provisions of Section 7.7(c) of this Agreement (relating to installation of full fire protection sprinkler systems in their Projects), Borrowers shall make an additional deposit into the Capital Expenditures Reserve Account in the total amount of $485,000, in three equal monthly installments on the first day of each of the months of September, October and November of 2012.  Commencing on April 1, 2013, Borrowers shall make a deposit in the Capital Expenditures Reserve Account on the first day of each month in the amount of $12,746.

 

(c)                                   Lender shall disburse amounts on deposit in the Capital Expenditures Reserve Account from time to time at the written request of Borrowers for the purpose of paying or reimbursing the cost of capital expenditures made by Borrowers for the Projects upon submission of invoices or receipts for such capital expenditures, provided that in the case of each disbursement that no Default or Event of Default under this Agreement or any of the other Loan Documents or under any Operator Loan Documents has occurred and is continuing.  All amounts on deposit in the Capital Expenditures Reserve Account shall be released by Lender to Borrowers at such time, and only at such time, as all of the principal of and interest on the Loan have been paid in full and all of the other obligations to Lender under this Agreement, the other Loan Documents and all Operator Loan Documents have been fully paid and performed.

 

7.20                         Concerning Operators .

 

(a)                                  It is a condition of this Agreement and the Loan that each Operator shall not at any time own any asset or property other than the assets of its Facility and property related thereto, and shall not at any time engage in any business other than the operation of its Facility.

 

(b)                                  It is a condition of this Agreement and the Loan that each Operator shall not at any time have outstanding any indebtedness or obligations, secured or unsecured, direct or indirect, absolute or contingent, including any guaranty, other than the following: (i) obligations to Lender; (ii) obligations under interest rate protection agreements to which Lender is a party; (iii) obligations, other than borrowings, incurred in the ordinary course of the ownership and operation of its Facility; (iv) obligations under its Lease; and (v) obligations under its Operations Transfer Agreement.

 

(c)                                   It is a condition of this Agreement and the Loan that with the exception of security interests granted to secure any future financing which Lender may provide to such Operator, all of each Operator’s property and assets shall at all times be free and clear of all liens, encumbrances and security interests.

 

(d)                                  It is a condition of this Agreement and the Loan that as of the date of this Agreement, Operators shall have combined cash working capital derived from equity

 

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contributions of not less than $300,000, as shown in balance sheets of Operators furnished to Lender, certified by an officer of each Operator.

 

(e)                                   It is a condition of this Agreement and the Loan that with the exception of Distributions to another Operator, each Operator shall not, directly or indirectly, make any Distribution until such time as, as of the end of any fiscal quarter ending on or after March 31, 2013, the ratio of —

 

(i)                                      the amount of the combined EBITDAR for Operators for the 12-month period ending on the last day of such quarter, to

 

(ii)                                   the principal balance outstanding on the Loan on the last day of such quarter,

 

was not less than 6.00 to 1.00.

 

7.21                         Security Interest Matters .  This Agreement is intended to be a security agreement under the Code for the purpose of creating the security interests provided for herein.  Borrowers shall execute and deliver such additional security agreements and other documents as Lender shall from time to time request in order to create and perfect such security interests.  Borrowers shall keep all collateral in which security interests are created under this Agreement free and clear of all other liens, security interests and encumbrances.

 

7.22                         Further Assurance .  Borrowers, on reasonable request of Lender, from time to time, shall execute and deliver such documents as may be necessary to perfect and maintain perfected as valid liens upon the Projects and the personal property owned by Borrowers located thereon the liens granted to Lender pursuant to this Agreement or any of the other Loan Documents, and to fully consummate the transactions contemplated by this Agreement.

 

ARTICLE 8

 

CASUALTIES AND CONDEMNATION

 

8.1                                Application of Insurance Proceeds and Condemnation Awards .  The proceeds of any insurance policies collected or claims as a result of any loss or damage to any portion of any Project resulting from fire, vandalism, malicious mischief or any other casualty or physical harm and any awards, judgments or claims resulting from the exercise of the power of condemnation or eminent domain shall be applied to reduce the outstanding balance of the Loan or to rebuild and restore such Project, as provided in the applicable Mortgage.  Borrowers shall not settle and adjust any claims under policies of insurance except as provided in the Mortgage.

 

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ARTICLE 9

 

ASSIGNMENTS, SALE AND ENCUMBRANCES

 

9.1                                Lender’s Right to Assign .  Lender may assign, negotiate, pledge or otherwise hypothecate this Agreement or any of its rights and security hereunder, including the Note, the Mortgages and the other Loan Documents, to any bank, participant, financial institution or other person or entity, and in case of such assignment, negotiation, pledge or other hypothecation, Borrowers shall accord full recognition thereto and agree that all rights and remedies of Lender in connection with the interest so assigned, negotiated, pledged or otherwise hypothecated shall be enforceable against Borrowers by such bank, participant, financial institution or other person or entity, with the same force and effect and to the same extent as the same would have been enforceable by Lender but for such assignment, negotiation, pledge or other hypothecation.

 

9.2                                Prohibition of Assignments and Encumbrances by Borrowers .  Except as expressly permitted by this Agreement, Borrowers shall not create, effect, consent to, attempt, contract for, agree to make, suffer or permit any Prohibited Transfer.

 

ARTICLE 10

 

EVENTS OF DEFAULT BY BORROWER

 

10.1                         Event of Default Defined .  The occurrence of any one or more of the following shall constitute an Event of Default under this Agreement, and any Event of Default which may occur hereunder shall constitute an Event of Default under each of the other Loan Documents:

 

(a)                                  Borrowers fail to pay (i) any installment of principal or interest payable pursuant to the Note on the date when due, or (ii) any other amount payable to Lender under the Note, this Agreement or any of the other Loan Documents when any such payment is due in accordance with the terms hereof or thereof;

 

(b)                                  If there is any failure to perform, observe or satisfy any obligation, covenant, agreement, term, condition or provision contained in any of the following provisions of this Agreement: Section 7.7(c), 7.9(a), 7.10, 7.11, 7.12, 7.13, 7.14, 7.15, 7.16, 7.17, 7.18, 7.19, 7.20 or 7.21;

 

(c)                                   If there is any failure to perform, observe or satisfy any obligation, covenant, agreement, term, condition or provision contained in this Agreement and not otherwise described in this Section; provided, however, that —

 

(i)                                      If such failure can be cured solely by the payment of money, such failure shall not constitute an Event of Default unless it shall continue for a period of five days after written notice to Borrowers;

 

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(ii)                                   If such failure cannot be cured solely by the payment of money and does not pose an emergency or dangerous condition or a material threat to the security for the Loan, such failure shall not constitute an Event of Default unless it shall continue for a period of 30 days after written notice to Borrowers; and

 

(iii)                                If a failure described in (ii) above is of such a nature that it cannot reasonably be cured within such 30-day period, and if such failure is susceptible of cure, it shall not constitute an Event of Default if corrective action is instituted by Borrowers within such 30-day period and is diligently pursued and such failure is cured within 90 days after the occurrence of such failure;

 

(d)                                  The existence of any inaccuracy or untruth in any material respect in any representation or warranty contained in this Agreement or any of the other Loan Documents or of any statement or certification as to facts delivered to Lender by Borrowers or Guarantors; provided, however, that —

 

(i)                                      If such inaccuracy or untruth can be cured solely by the payment of money, such failure shall not constitute an Event of Default unless it shall continue for a period of 10 days after any Borrower becomes aware of inaccuracy or untruth, whether by notice from Lender or otherwise;

 

(ii)                                   If such inaccuracy or untruth cannot be cured solely by the payment of money and does not pose an emergency or dangerous condition or a material threat to the security for the Loan, such failure shall not constitute an Event of Default unless it shall continue for a period of 30 days after any Borrower becomes aware of inaccuracy or untruth, whether by notice from Lender or otherwise; and

 

(iii)                                If a failure described in (ii) above is of such a nature that it cannot reasonably be cured within such 30-day period, and if such failure is susceptible of cure, it shall not constitute an Event of Default if corrective action is instituted by Borrowers within such 30-day period and is diligently pursued and such failure is cured within 120 days after any Borrower becomes aware of such inaccuracy or untruth, whether by notice from Lender or otherwise;

 

(e)                                   The occurrence of a Prohibited Transfer;

 

(f)                                    The existence of any collusion, fraud, dishonesty or bad faith by or with the acquiescence of any Borrower or any Guarantor which in any way relates to or affects the Loan, any Project or any Facility;

 

(g)                                   The occurrence of a material adverse change in the financial condition of any Borrower, any Operator or any Guarantor;

 

(h)                                  Any Borrower or any Guarantor (i) files a voluntary petition in bankruptcy or is adjudicated a bankrupt or insolvent or files any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under the present or any future federal, state, or other statute or law, or

 

37



 

(ii) seeks or consents to or acquiesces in the appointment of any trustee, receiver or similar officer of any Borrower or any Guarantor or of all or any substantial part of the property of any Borrower or any Guarantor or any portion of any Project or any Facility; or all or a substantial part of the assets of any Borrower or any Guarantor are attached, seized, subjected to a writ or distress warrant or are levied upon unless the same is released or vacated within 30 days;

 

(i)                                      The commencement of any involuntary petition in bankruptcy against any Borrower or any Guarantor or the institution against any Borrower or any Guarantor of any reorganization, arrangement, composition, readjustment, dissolution, liquidation or similar proceedings under any present or future federal, state or other statute or law, or the appointment of a receiver, trustee or similar officer for all or any substantial part of the property of any Borrower or any Guarantor, which shall remain undismissed or undischarged for a period of 30 days;

 

(j)                                     The entry against any Borrower or any Guarantor of any final judgment for the payment of money in an amount in excess of $100,000 and such judgment shall not have been, within 30 days from the entry thereof, vacated, satisfied or appealed from and stayed pending appeal;

 

(k)                                  The dissolution, termination or merger of any Borrower or any Guarantor which is an entity, or the occurrence of the death or declaration of legal incompetency of any Guarantor who is a natural person;

 

(l)                                      The validity or enforceability of this Agreement or any of the other Loan Documents shall be contested by any Borrower, any Guarantor or any other party thereto (other than Lender), or any Borrower, any Guarantor or any other party thereto (other than Lender) shall deny that it has any or further liability or obligation hereunder or thereunder;

 

(m)                              The occurrence of an Event of Default under the Note or any of the other Loan Documents, including, without limitation, any Bank Product Agreement to which Lender or any of its Affiliates is a party, including, without limitation, any Hedging Agreement to which Lender is a party, or any Event of Default or other similar condition or event (however described) shall occur and be continuing with respect to any Bank Product Obligation, including, without limitation, any Hedging Transaction, to which Lender or any of its Affiliates is a party;

 

(n)                                  The occurrence of an Event of Default on the part of any Operator under its Operations Transfer Agreement;

 

(o)                                  The occurrence of an Event of Default under any document or agreement evidencing or securing the Operator Loan, or any modification, amendment, restatement, increase, renewal, extension or refinancing of the Operator Loan; or

 

(p)                                  The occurrence of any Event of Default under any document or agreement evidencing or securing any other obligation or indebtedness of any Borrower or any Guarantor to Lender.

 

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ARTICLE 11

 

LENDER’S REMEDIES UPON EVENT OF DEFAULT

 

11.1                         Remedies Conferred upon Lender .  During the continuance of any Event of Default under this Agreement, Lender, in addition to all remedies conferred upon Lender by law and by the terms of the Note, the Mortgages and the other Loan Documents, may pursue any one or more of the following remedies concurrently or successively, it being the intent hereof that none of such remedies shall be to the exclusion of any others:

 

(a)                                  Take possession of any one or more of the Projects and do anything required, necessary or advisable in Lender’s sole judgment to fulfill the obligations of Borrowers hereunder, including the right to employ watchmen to protect any Project from injury.  Without restricting the generality of the foregoing and for the purposes aforesaid, each Borrower hereby appoints and constitutes Lender its lawful attorney-in-fact with full power of substitution in the premises to perform the following actions:

 

(i)                                      without inquiring into and without respect to the validity thereof, to pay, settle or compromise all existing bills and claims which may be liens, or to avoid such bills and claims becoming liens, against its Project or any portion thereof or as may be necessary or desirable for the completion of any construction and equipping of such Project or for the clearance of title to such Project;

 

(ii)                                   to prosecute and defend actions or proceedings in connection with any Project; and

 

(iii)                                to do any and every act which such Borrower might do in its own behalf with respect to its Project, it being understood and agreed that this power of attorney shall be a power coupled with an interest and cannot be revoked;

 

(b)                                  Withhold further disbursement of Loan Proceeds and terminate any of its obligations to Borrowers;

 

(c)                                   Declare the Note to be due and payable forthwith, without presentment, demand, protest or other notice of any kind, all of which Borrowers hereby expressly waive;

 

(d)                                  In addition to any rights of setoff that Lender may have under applicable law, without notice of any kind to Borrowers, appropriate and apply to the payment of the Note or of any sums due under this Agreement any and all balances, deposits, credits, accounts, certificates of deposit, instruments or money of Borrowers then or thereafter in the possession of Lender; and

 

(e)                                   Exercise or pursue any other remedy or cause of action permitted at law or in equity or under this Agreement or any other Loan Document, including, but not limited to, foreclosure of the Mortgages and enforcement of all Loan Documents.

 

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11.2                         Right of Lender to Make Advances to Cure Event of Defaults; Obligatory Advances .  If Borrowers shall fail to perform any of their covenants or agreements herein or in any of the other Loan Documents contained, Lender may (but shall not be required to) perform any of such covenants and agreements, and any amounts expended by Lender in so doing, and any amounts expended by Lender pursuant to Section 11.1 hereof and any amounts advanced by Lender pursuant to this Agreement shall be deemed advanced by Lender under an obligation to do so regardless of the identity of the person or persons to whom said funds are disbursed.  Loan Proceeds advanced by Lender to complete any work at the Projects or to protect its security for the Loan are obligatory advances hereunder and shall constitute additional indebtedness payable on demand and evidenced and secured by the Loan Documents.

 

11.3                         Attorneys’ Fees .  Borrowers shall pay Lender’s reasonable attorneys’ fees and costs in connection with the negotiation, preparation and administration of this Agreement and shall pay Lender’s reasonable attorneys’ fees and costs in connection with the administration and enforcement of this Agreement and the other Loan Documents.  Without limiting the generality of the foregoing, if at any time or times hereafter Lender employs counsel for advice or other representation with respect to any matter concerning any Borrower, this Agreement, any Project or the Loan Documents or if Lender employs one or more counsel to protect, collect, lease, sell, take possession of, or liquidate any portion of any Project, or to attempt to enforce or protect any security interest or lien or other right in any portion of any Project or under any of the Loan Documents, or to enforce any rights of Lender or obligations of Borrowers or any other person, firm or corporation which may be obligated to Lender by virtue of this Agreement or under any of the Loan Documents or any other agreement, instrument or document, heretofore or hereafter delivered to Lender in furtherance hereof, then in any such event, all of the attorneys’ fees arising from such services and actually incurred, and any expenses, costs and charges relating thereto and actually incurred, shall constitute an additional indebtedness owing by Borrowers to Lender payable on demand and evidenced and secured by the Loan Documents.

 

11.4                         No Waiver .  No failure by Lender to exercise, or delay by Lender in exercising, any right, power or privilege hereunder shall operate as a waiver thereof, nor shall any single or partial exercise of any right, power or privilege hereunder preclude any other or further exercise thereof, or the exercise of any other right, power or privilege.  The rights and remedies provided in this Agreement and in the Loan Documents are cumulative and not exclusive of each other or of any right or remedy provided at law or in equity.  No notice to or demand on Borrowers in any case, in itself, shall entitle Borrowers to any other or further notice or demand in similar or other circumstances or constitute a waiver of the rights of Lender to any other or further action in any circumstances without notice or demand.

 

11.5                         Default Rate .  During the continuance of any Event of Default under this Agreement or any of the other Loan Documents, interest on funds outstanding hereunder shall accrue at the Default Rate and be payable on demand.  The failure of Lender to charge interest at the Default Rate shall not be evidence of the absence of an Event of Default or waiver of an Event of Default by Lender.

 

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ARTICLE 12

 

MISCELLANEOUS

 

12.1                         Time is of the Essence .  Borrowers agree that time is of the essence in all of their covenants under this Agreement.

 

12.2                         Joint and Several Obligations; Full Collateralization .

 

(a)                                  Each Borrower shall be jointly and severally liable for all of the obligations of all of the Borrowers under this Agreement and the other Loan Documents, regardless of the amount of the Loan Proceeds that is actually disbursed to or for the benefit of each Borrower, or the manner in which Borrowers or Lender account for the Loan in their respective books and records.  All of the collateral provided by each Borrower shall secure all of the obligations of all of the Borrowers under this Agreement and the other Loan Documents, regardless of the amount of the Loan Proceeds that is actually disbursed to or for the benefit of each Borrower.

 

(b)                                  Each Borrower acknowledges that Lender has advised Borrowers that Lender is unwilling to provide the Loan to Borrowers unless each Borrower agrees to the jointly and several liability and full collateralization described in paragraph (a) above.  Each Borrower has determined that it is in its best interest to undertake such joint and several liability and full collateralization, because of, among other things (i) the benefit to each Borrower of being able to obtain the Loan and the desirability of the terms and conditions of the Loan, (ii) the benefit and economies to be realized by Borrowers in obtaining the Loan as a single loan facility as compared to each Borrower’s obtaining an individual loan facility for its Project, and (iii) the fact that each Borrower is an Affiliate of all of the other Borrowers.

 

(c)                                   The obligations of each of Borrowers under this Agreement and the other Loan Documents, including, without limitation, the joint and several liability and full collateralization as described in paragraph (a) above, shall be continuing and shall be binding upon each of them, and shall remain in full force and effect, and shall not be discharged, impaired or affected by (i) the power or authority of any other Borrower to execute, acknowledge or deliver this Agreement or any of the other Loan Documents; (ii) the existence or continuance of any obligation on the part of any other Borrower under this Agreement or any of the other Loan Documents; (iii) the validity or invalidity of the obligations of any other Borrower under this Agreement or any of the other Loan Documents; (iv) any defense, setoff or counterclaim whatsoever that any other Borrower may or might have to the performance or observance of the obligations under this Agreement or any of the other Loan Documents or to the performance or observance of any of the terms, provisions, covenants and agreements contained in this Agreement or any of the other Loan Documents, including, without limitation, any defense based on any alleged failure of Lender to comply with the implied covenant of good faith and fair dealing, or any limitation or exculpation of liability on the part of any other Borrower; (v) the existence or continuance of any other Borrower as a legal entity; (vi) the transfer by any other Borrower of all or any part of the property encumbered by the Loan Documents; (vii) any sale, pledge, assignment, surrender, indulgence, alteration, substitution, exchange, extension, renewal, release, compromise, change in, modification or other disposition of any of the obligations of any other Borrower or of any of

 

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the Loan Documents, all of which Lender is hereby expressly authorized to make from time to time without notice to Borrowers or any of them, or to anyone; (viii) the acceptance by Lender of the primary or secondary obligation of any party with respect to, or any security for, all or any part of the obligations under this Agreement or any of the other Loan Documents; or (ix) any failure, neglect or omission on the part of Lender to realize or protect any of the obligations under this Agreement or any of the other Loan Documents or any collateral or appropriation of any moneys, credits or property of Borrowers toward the liquidation of the obligations under this Agreement or any of the other Loan Documents or by any application of any moneys received by Lender under the Loan Documents.  The obligations of Borrowers and each of them under this Agreement and under the other Loan Documents, including, without limitation, the joint and several liability and full collateralization as described in paragraph (a) above, shall not be affected, discharged, impaired or varied by any act, omission or circumstance whatsoever, whether or not specifically enumerated above, except the due and punctual payment, performance and observance of all of the obligations of Borrowers under this Agreement and the other Loan Documents, and then, in each case, only to the extent thereof.

 

(d)                                  Lender shall have the right to enforce this Agreement and the other Loan Documents against any Borrower with or without enforcing or attempting to enforce the same against any other Borrower or any security for the obligation of any of them, and whether or not other proceedings or steps are pending or have been taken or have been concluded to enforce or otherwise realize upon any security for the Loan or any guaranty of the Loan.  The payment of any amount or amounts by any Borrower, pursuant to its obligation under this Agreement or any of the other Loan Documents, including, without limitation, pursuant to the joint and several liability provided for herein, shall not in any way entitle such Borrower, either at law, or in equity or otherwise, to any right, title or interest in and to this Agreement, the Note, or any of the other Loan Documents, or any principal or interest payments theretofore, then or thereafter at any time made by anyone on behalf of any of Borrowers, or in and to any security therefor, or to any right of recovery against any Borrower, in each case whether by way of indemnity, reimbursement, contribution, subrogation or otherwise, and Borrowers hereby waive and relinquish any and all such right, title and interest in and to the Note, such other obligations, such principal and interest payments, and such security and any and all such rights of recovery against Borrowers  In addition, each Borrower hereby subordinates all obligations of every sort whatsoever now or hereafter coming due to such Borrower from the other Borrowers, to the Loan and the Note and to all other amounts coming due to Lender under the Loan Documents.

 

12.3                         Concerning the Operator Loan Documents .

 

(a)                                  This Agreement, the Mortgages and the other Loan Documents and the undertakings of Borrowers hereunder and thereunder and the security interests, mortgage, assignments and other liens created hereby and thereby as security for the Operator Loan and all Operator Loan Documents shall be continuing and shall be binding upon Borrowers, the Projects and the other collateral described herein and therein, and shall remain in full force and effect, and shall not be discharged, impaired or affected by (i) the power or authority of any Operator to issue or to execute, acknowledge or deliver any Operator Loan Documents; (ii) the existence or continuance of any obligation on the part of any Operator on or with respect to the obligations under any Operator Loan Documents; (iii) the validity or invalidity of the obligations under any Operator Loan Documents; (iv) any defense, set-off or counterclaim whatsoever that any

 

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Operator may or might have to the performance or observance of the obligations under any Operator Loan Documents or to the performance or observance of any of the terms, provisions, covenants and agreements contained in any Operator Loan Documents, including, without limitation, any defense based on any alleged failure of Lender to comply with the implied covenant of good faith and fair dealing, or any limitation or exculpation of liability on the part of Operator; (v) the existence or continuance of any Operator as a legal entity; (vi) the transfer by any Operator of all or any part of any property encumbered by any Operator Loan Documents; (vii) any sale, pledge, assignment, surrender, indulgence, alteration, substitution, exchange, extension, renewal, release, compromise, change in, modification or other disposition of any of the obligations under any Operator Loan Documents or of any of the Operator Loan Documents, all of which Lender is hereby expressly authorized to make from time to time without notice to Borrowers, or to anyone; (viii) the acceptance by Lender of the primary or secondary obligation of any party with respect to, or any security for, or any guarantors upon, all or any part of the obligations under any Operator Loan Documents; or (ix) any failure, neglect or omission on the part of Lender to realize or protect any of the obligations under any Operator Loan Documents or any collateral or appropriation of any moneys, credits or property of any Operator toward the liquidation of the obligations under any Operator Loan Documents or by any application of any moneys received by Lender under any Operator Loan Documents.  The obligations of Borrowers under this Agreement, the Mortgages and the other Loan Documents and the undertakings of Borrowers hereunder and thereunder and the security interests, mortgage, assignments and other liens on the Projects and other collateral created hereby and thereby as security for any Operator Loan and any Operator Loan Documents shall not be affected, discharged, impaired or varied by any act, omission or circumstance whatsoever, whether or not specifically enumerated above, except the due and punctual payment and performance of all of the obligations hereby and thereby secured and then, in each case, only to the extent thereof.

 

(b)                                  Lender shall have the right to enforce this Agreement, the Mortgages and the other Loan Documents for and to the full extent of the amounts hereby and thereby secured for any Operator Loan and any Operator Loan Documents, whether or not other proceedings or steps are pending or have been taken or have been concluded to enforce or otherwise realize upon the obligations of any Operator under any Operator Loan Documents.  The enforcement of this Agreement, the Mortgages and the other Loan Documents against the Projects or other collateral for the collection of the obligations of any Operator under any Operator Loan Documents hereby and thereby secured shall not in any way entitle Borrowers, either at law, or in equity or otherwise, to any right, title or interest in and to any Operator Loan Documents or any of the other obligations hereby or thereby secured, or in and to any security therefor, or to any right of recovery against any Operator, in each case whether by way of indemnity, reimbursement, contribution, subrogation or otherwise.

 

12.4                         Lender’s Determination of Facts; Lender Approvals and Consents .

 

(a)                                  Lender at all times shall be free to establish independently to its satisfaction and in its sole and absolute discretion the existence or nonexistence of any fact or facts, the existence or nonexistence of which is a condition of this Agreement.

 

(b)                                  Wherever in this Agreement or any of the other Loan Documents provision is made for the approval or consent of Lender or counsel to Lender, or that any matter is to be to

 

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the satisfaction of or as required by Lender or counsel to Lender, or that any matter is to be as estimated or determined by Lender, or the like, unless specifically stated to the contrary, such approval, consent, satisfaction, requirement, estimate or determination or the like shall be in the sole and absolute discretion of Lender or counsel to Lender, as the case may be.

 

(c)                                   Notwithstanding any other provision of this Agreement or the other Loan Documents, wherever in this Agreement or any of the other Loan Documents provision is made for the approval or consent of Lender with respect to a matter, if Lender elects to grant such approval or consent, it shall not be unreasonable for Lender to make such approval or consent subject to the condition that such matter must also be approved or consented to in writing by any one of more of Guarantors, any other guarantors of the Loan, and any parties other than Borrowers that have provided collateral for the Loan.

 

12.5                         Prior Agreements; No Reliance; Modifications .  This Agreement and the other Loan Documents, and any other documents or instruments executed pursuant thereto or contemplated thereby, shall represent the entire, integrated agreement between the parties hereto with respect to the subject matter of this Agreement, and shall supersede all prior negotiations, representations or agreements pertaining thereto, either oral or written.  Borrowers acknowledge that they are executing this Agreement without relying on any statements, representations or warranties, either oral or written, that are not expressly set forth herein.  This Agreement and any provision hereof shall not be modified, amended, waived or discharged in any manner other than by a written amendment executed by all parties to this Agreement.

 

12.6                         Disclaimer by Lender .  Borrowers are not or shall not be an agent of Lender for any purposes, and Lender is not a venture partner with Borrowers in any manner whatsoever.  Approvals granted by Lender for any matters covered under this Agreement shall be narrowly construed to cover only the parties and facts identified in any written approval or, if not in writing, such approvals shall be solely for the benefit of Borrowers.

 

12.7                         Loan Expenses; Indemnification .  Borrowers shall pay all Loan Expenses promptly upon demand therefor by Lender.  To the fullest extent permitted by law, Borrowers hereby agree to protect, indemnify, defend and save harmless, Lender and its directors, officers, agents and employees from and against any and all liability, expense or damage of any kind or nature and from any suits, claims or demands, including legal fees and expenses on account of any matter or thing or action or failure to act by Lender, whether or not arising from a claim by a third party, and whether or not in litigation, arising out of this Agreement or in connection herewith, unless such suit, claim or damage is caused solely by any act, omission or willful malfeasance of Lender, its directors, officers, agents and authorized employees.  This indemnity is not intended to excuse Lender from performing hereunder.  This obligation on the part of Borrowers shall survive the closing of the Loan, the repayment thereof and any cancellation of this Agreement.  Borrowers shall pay, and hold Lender harmless from, any and all claims of any brokers, finders or agents claiming a right to any fees in connection with arranging the financing contemplated hereby.  Lender hereby represents and warrants that it has not employed a broker or other finder in connection with the Loan.  Borrowers hereby represent and warrant that no brokerage commissions or finder’s fees are to be paid in connection with the Loan.

 

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12.8                         Captions .  The captions and headings of various Articles and Sections of this Agreement and exhibits pertaining hereto are for convenience only and are not to be considered as defining or limiting in any way the scope or intent of the provisions hereof.

 

12.9                         Inconsistent Terms and Partial Invalidity .  In the event of any inconsistency among the terms hereof (including incorporated terms), or between such terms and the terms of any other Loan Document, Lender may elect which terms shall govern and prevail.  If any provision of this Agreement, or any section, paragraph, sentence, clause, phrase or word, or the application thereof, in any circumstances, is adjudicated by a court of competent jurisdiction to be invalid, the validity of the remainder of this Agreement shall be construed as if such invalid part were never included herein.

 

12.10                  Gender and Number .  Any word herein which is expressed in the masculine or neuter gender shall be deemed to include the masculine, feminine and neuter genders.  Any word herein which is expressed in the singular or plural number shall be deemed, whenever appropriate in the context, to include the singular and the plural.

 

12.11                  Notices .  All notices and other communications provided for in this Agreement ( Notices ) shall be in writing.  The Notice Addresses of the parties for purposes of this Agreement are as follows:

 

Borrowers:

 

Name of Borrower

Two Buckhead Plaza

3050 Peachtree Road NW

Suite 355

Atlanta, Georgia 30305

Attention: Boyd P. Gentry

 

 

 

With a copy to:

 

Holt Ney Zatcoff & Wasserman, LLP

100 Galleria Parkway, Suite 1800

Atlanta, Georgia 30339

Attention: Gregory P. Youra

 

 

 

Lender:

 

The PrivateBank and Trust Company

120 South LaSalle Street

Chicago, Illinois 60603

Attention: Amy K. Hallberg

 

 

 

With a copy to:

 

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

Attention: Alvin L. Kruse

 

or such other address as a party may designate by notice duly given in accordance with this Section to the other parties.  A Notice to a party shall be effective when delivered to such party’s Notice Address by any means, including, without limitation, personal delivery by the party

 

45



 

giving the Notice, delivery by United States regular, certified or registered mail, or delivery by a commercial courier or delivery service.  If the Notice Address of a party includes a facsimile number or electronic mail address, Notice given by facsimile or electronic mail shall be effective when delivered at such facsimile number or email address.  If delivery of a Notice is refused, it shall be deemed to have been delivered at the time of such refusal of delivery.  The party giving a Notice shall have the burden of establishing the fact and date of delivery or refusal of delivery of a Notice.

 

12.12                  Effect of Agreement .  The submission of this Agreement and the Loan Documents to Borrowers for examination does not constitute a commitment or an offer by Lender to make a commitment to lend money to Borrowers; this Agreement shall become effective only upon execution and delivery hereof by Lender to Borrowers.

 

12.13                  Construction .  Each party to this Agreement and legal counsel to each party have participated in the drafting of this Agreement, and accordingly the general rule of construction to the effect that any ambiguities in a contract are to be resolved against the party drafting the contract shall not be employed in the construction and interpretation of this Agreement.

 

12.14                  Governing Law .  This Agreement has been negotiated, executed and delivered at Chicago, Illinois, and shall be construed and enforced in accordance with the laws of the State of Illinois.

 

12.15                  Litigation Provisions .

 

(a)                                  EACH BORROWER CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, AND OF ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PROJECT IS LOCATED, IN WHICH ANY LEGAL PROCEEDING MAY BE COMMENCED OR PENDING RELATING IN ANY MANNER TO THIS AGREEMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

(b)                                  EACH BORROWER AGREES THAT ANY LEGAL PROCEEDING RELATING TO THIS AGREEMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS MAY BE BROUGHT AGAINST SUCH BORROWER IN ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PROJECT IS LOCATED.  EACH BORROWER WAIVES ANY OBJECTION TO VENUE IN ANY SUCH COURT AND WAIVES ANY RIGHT IT MAY HAVE TO TRANSFER OR CHANGE THE VENUE FROM ANY SUCH COURT.

 

(c)                                   EACH BORROWER AGREES THAT IT WILL NOT COMMENCE ANY LEGAL PROCEEDING AGAINST LENDER RELATING IN ANY MANNER TO THIS AGREEMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS IN ANY COURT OTHER THAN A STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR IF A LEGAL PROCEEDING IS COMMENCED BY LENDER AGAINST

 

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BORROWER IN A COURT IN ANOTHER LOCATION, BY WAY OF A COUNTERCLAIM IN SUCH LEGAL PROCEEDING.

 

(d)                                  EACH BORROWER HEREBY WAIVES TRIAL BY JURY IN ANY LEGAL PROCEEDING RELATING TO THIS AGREEMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

12.16                  Counterparts; Facsimile Signatures This Agreement may be executed in any number of counterparts and by the different parties hereto on separate counterparts and each such counterpart shall be deemed to be an original, but all such counterparts shall together constitute but one and the same Agreement.  Receipt of an executed signature page to this Agreement by facsimile or other electronic transmission shall constitute effective delivery thereof.  Electronic records of executed Loan Documents maintained by Lender shall deemed to be originals thereof.

 

12.17                  Customer Identification-USA Patriot Act Notice; OFAC and Bank Secrecy Act .  Lender hereby notifies Borrowers that pursuant to the requirements of the USA Patriot Act (Title III of Pub. L. 107-56, signed into law October 26, 2001) (the Act ), and Lender’s policies and practices, Lender is required to obtain, verify and record certain information and documentation that identifies Borrowers, which information includes the name and address of Borrowers and such other information that will allow Lender to identify Borrowers in accordance with the Act.  In addition, Borrowers shall (i) ensure that no person who owns a controlling interest in or otherwise controls any Borrower or any subsidiary of any Borrower is or shall be listed on the Specially Designated Nationals and Blocked Person List or other similar lists maintained by the Office of Foreign Assets Control ( OFAC ), the Department of the Treasury, or included in any Executive Orders, (ii) not use or permit the use of Loan Proceeds to violate any of the foreign asset control regulations of OFAC or any enabling statute or Executive Order relating thereto, and (iii) comply, and cause any of its subsidiaries to comply, with all applicable Bank Secrecy Act laws and regulations, as amended.

 

[SIGNATURE PAGE(S) AND EXHIBIT(S),

IF ANY, FOLLOW THIS PAGE]

 

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IN WITNESS WHEREOF , Borrowers and Lender have caused this Agreement to be executed the day and year first above written.

 

 

LITTLE ROCK HC&R PROPERTY HOLDINGS,
LLC

 

NORTHRIDGE HC&R PROPERTY HOLDINGS,
LLC

 

WOODLAND HILLS HC PROPERTY HOLDINGS,
LLC

 

 

 

 

 

 

 

By

 /s/ Christopher F. Brogdon

 

 

 Christopher F. Brogdon, Manager of Each Borrower

 

 

 

 

THE PRIVATEBANK AND TRUST COMPANY

 

 

 

 

 

 

 

By

   /s/ Amy K. Hallberg

 

 

   Amy K. Hallberg, Managing Director

 

- AdCare Little Rock Owner Loan Agreement -

- Signature Page -

 


Exhibit 10.7

 

14289136.2

(A.2)

03-28-12

 

 

PROMISSORY NOTE

 

$21,800,000

Chicago, Illinois

March 30, 2012

 

1.             AGREEMENT TO PAY .  For value received, LITTLE ROCK HC&R PROPERTY HOLDINGS, LLC , a Georgia limited liability company, NORTHRIDGE HC&R PROPERTY HOLDINGS, LLC , a Georgia limited liability company, and WOODLAND HILLS HC PROPERTY HOLDINGS, LLC , a Georgia limited liability company, a Georgia limited liability company (the Borrowers ), hereby jointly and severally promise to pay to the order of THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation (the Lender ), the principal sum of $21,800,000 (the Loan ), or so much of the Loan as may be advanced under and pursuant to that certain Loan Agreement dated as of even date herewith (the Loan Agreement ), executed by and among the Borrowers and the Lender, on or before March 30, 2017 (the Maturity Date ), at the time and place and in the manner hereinafter provided, together with interest thereon at the rate or rates described below, and any and all other amounts which may be due and payable hereunder or under any of the Loan Documents (as defined in the Loan Agreement) from time to time.  All capitalized terms used and not otherwise defined in this Note shall have the same meanings as in the Loan Agreement.  Each disbursement on the Loan made by the Lender, and all payments on account of the principal and interest thereof, shall be recorded on the books and records of the Lender and the principal balance as shown on such books and records, or any copy thereof certified by an officer of the Lender, shall be rebuttably presumptive evidence of the principal amount owing hereunder.

 

2.             INTEREST RATE .

 

2.1          Interest Prior to Default .

 

(a)           Certain Defined Terms .  In addition to the terms defined in paragraphs (b) and (c) of this Section and elsewhere in this Note, for purposes of this Note, the following terms shall have and be subject to the following respective meanings and provisions:

 

Applicable Margin means 4.0%.

 

Business Day means any day other than a Saturday, Sunday or a legal holiday on which banks are authorized or required to be closed for the conduct of commercial banking business in Chicago, Illinois.

 

Floating Rate means a floating per annum rate of interest equal to the greater of (i) the Prime Rate, or (ii) 6.0%.  Changes in the Floating Rate to be charged hereunder based on the Prime Rate shall take effect immediately upon the occurrence of any change in the Prime Rate.

 



 

LIBOR Loan means any portion of the principal balance of this Note at any time bearing interest at the LIBOR Rate.

 

LIBOR Loan Request means a written request by the Borrowers which sets forth the amount and Interest Period for a LIBOR Loan.

 

Prime Loan means any portion of the principal amount of this Note bearing interest at the Floating Rate.

 

Prime Rate means the floating per annum rate of interest most recently announced by the Lender at Chicago, Illinois as its prime or base rate.  A certificate made by an officer of the Lender stating the Prime Rate in effect on any given day, for the purposes hereof, shall be conclusive evidence of the Prime Rate in effect on such day.  The Prime Rate is a base reference rate of interest adopted by the Lender as a general benchmark from which the Lender determines the floating interest rates chargeable on various loans to borrowers with varying degrees of creditworthiness and the Borrowers acknowledge and agree that the Lender has made no representations whatsoever that the Prime Rate is the interest rate actually offered by the Lender to borrowers of any particular creditworthiness

 

(b)           LIBOR Rate .  Except as otherwise expressly provided in this Note, interest shall accrue on the principal balance of this Note through the Maturity Date at a rate of interest equal to the greater of (i) a per annum rate of interest (the LIBOR Rate ) equal to LIBOR (as defined in paragraph (c) below) for the relevant Interest Period (as defined in paragraph (c) below), plus the Applicable Margin, such LIBOR Rate to remain fixed for such Interest Period, or (ii) 6.0% per annum.

 

(c)           Additional Provisions Relating to LIBOR Rate .  The following provisions shall apply with respect to the LIBOR Rate:

 

(i)            At the Loan Opening, the Borrowers shall deliver to the Lender a single LIBOR Loan Request, which shall establish a single LIBOR Loan in an amount equal to the entire amount of proceeds disbursed on this Note at the Loan Opening, with an Interest Period of one month, and if the Borrowers do not deliver such a LIBOR Loan Request the Borrowers shall be deemed to have done so.  At the time of each subsequent disbursement of proceeds disbursed on this Note, the Borrowers shall deliver to the Lender a single LIBOR Loan Request, which shall establish a single LIBOR Loan in an amount equal to the entire amount of such disbursement, with an Interest Period of one month.  If on the first day of any Interest Period more than one LIBOR Loan is outstanding, such multiple LIBOR Loans shall be combined into a single LIBOR Loan, and if the Borrowers do not deliver such a LIBOR Loan Request the Borrowers shall be deemed to have done so.

 

(ii)           If pursuant to the LIBOR Loan Request, the initial Interest Period of any LIBOR Loan commences on any day other than the first Business Day of any month, then the initial Interest Period of such LIBOR Loan shall end on the first day of the following calendar month, notwithstanding the Interest Period specified in the LIBOR

 

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Loan Request, and the LIBOR Rate for such LIBOR Loan shall be a per annum rate of interest equal to the greater of (i) LIBOR for an interest period equal to the length of such partial month, plus the Applicable Margin, or (ii) 6.0%.  At the end of each Interest Period for each LIBOR Loan, such LIBOR Loan shall automatically renew (a LIBOR Rollover ) for the Interest Period specified in its LIBOR Loan Request at the then current LIBOR Rate, except that an Interest Period for a LIBOR Loan shall not automatically renew with respect to any principal amount which is scheduled to be repaid before the last day of the applicable Interest Period, and any such amounts shall bear interest at the Floating Rate, until repaid.

 

(iii)          LIBOR shall mean a rate of interest equal to (A) the per annum rate of interest at which United States dollar deposits in an amount comparable to the amount of the relevant LIBOR Loan and for a period equal to the relevant Interest Period are offered in the London Interbank Eurodollar market at 11:00 a.m. (London time) two Business Days prior to the commencement of such Interest Period (or three Business Days prior to the commencement of such Interest Period if banks in London, England were not open and dealing in offshore United States dollars on such second preceding Business Day), as displayed in the Bloomberg Financial Markets system (or other authoritative source selected by the Lender in its sole discretion), divided by (B) a number determined by subtracting from 1.00 the then stated maximum reserve percentage for determining reserves to be maintained by member banks of the Federal Reserve System for Eurocurrency funding or liabilities as defined in Regulation D (or any successor category of liabilities under Regulation D), such rate to remain fixed for such Interest Period, or as LIBOR is otherwise determined by the Lender in its sole and absolute discretion.  The Lender’s determination of LIBOR shall be conclusive, absent manifest error.

 

(iv)          Interest Period shall mean, with regard to any LIBOR Loan, successive one month periods; provided, however, that: (A) each Interest Period occurring after the initial Interest Period of any LIBOR Loan shall commence on the day on which the preceding Interest Period for such LIBOR Loan expires, with interest for such day to be calculated at the LIBOR Rate in effect for the new Interest Period; (B) whenever the last day of any Interest Period would otherwise occur on a day other than a Business Day, the last day of such Interest Period shall be extended to occur on the next succeeding Business Day; (C) whenever the first day of any Interest Period occurs on a date for which there is no numerically corresponding date in the month in which such Interest Period terminates, such Interest Period shall end on the last day of such month, unless such day is not a Business Day, in which case the Interest Period shall terminate on the first Business Day of the following month, provided, however, that so long as the LIBOR Rollover remains in effect, all subsequent Interest Periods shall terminate on the date of the month numerically corresponding to the date on which the initial Interest Period commenced; and (D) if at any time the Interest Period for a LIBOR Loan expires less than one month before the Maturity Date, such LIBOR Loan shall automatically renew at the then current LIBOR Rate for an Interest Period terminating on the Maturity Date.

 

(v)           If the Lender determines in good faith (which determination shall be conclusive, absent manifest error) prior to the commencement of any Interest Period that

 

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(A) the making or maintenance of any LIBOR Loan would violate any applicable law, rule, regulation or directive, whether or not having the force of law, (B) United States dollar deposits in the principal amount, and for periods equal to the Interest Period, of any LIBOR Loan are not available in the London Interbank Eurodollar market in the ordinary course of business, (C) by reason of circumstances affecting the London Interbank Eurodollar market, adequate and fair means do not exist for ascertaining the LIBOR Rate to be applicable to the relevant LIBOR Loan, (D) the LIBOR Rate does not accurately reflect the cost to the Lender of a LIBOR Loan, or (E) a Default or an Event of Default (each as defined in Section 5 hereof) has occurred and is continuing, the Lender shall promptly notify the Borrowers thereof and, so long as any of the foregoing conditions continue, the Lender will have no obligation to permit any principal of this Note to become a LIBOR Loan.  Following such a notice by the Lender, each existing LIBOR Loan, at the Borrowers’ option, shall be (1) converted to a Prime Loan on the last Business Day of the then existing Interest Period, or (2) due and payable on the last Business Day of the then existing Interest Period, without further demand, presentment, protest or notice of any kind, all of which are hereby waived by the Borrowers.

 

(vi)          If, after the date hereof, a Regulatory Change (as hereinafter defined) shall, in the reasonable determination of the Lender, make it unlawful for the Lender to make or maintain any LIBOR Loans, the Lender will have no obligation to permit any principal of this Note to become a LIBOR Loan, and in such event, at the Borrowers’ option, each existing LIBOR Loan shall be immediately (A) converted to a Prime Loan on the last Business Day of the then existing Interest Period or on such earlier date as required by law, or (B) due and payable on the last Business Day of the then existing Interest Period or on such earlier date as required by law, all without further demand, presentment, protest or notice of any kind, all of which are hereby waived by the Borrowers.  As used herein, Regulatory Change shall mean the introduction of, or any change in any applicable law, treaty, rule, regulation or guideline or in the interpretation or administration thereof by any governmental authority or any central bank or other fiscal, monetary or other authority having jurisdiction over the Lender or its lending office.

 

(vii)         If any Regulatory Change (whether or not having the force of law) shall (A) impose, modify or deem applicable any assessment, reserve, special deposit or similar requirement against assets held by, or deposits in or for the account of, or loans by, or any other acquisition of funds or disbursements by, the Lender; (B) subject the Lender or any LIBOR Loan to any tax, duty, charge, stamp tax or fee, or change the basis of taxation of payments to the Lender of principal or interest due from the Borrowers hereunder (other than a change in the taxation of the overall net income of the Lender); or (C) impose on the Lender any other condition regarding any LIBOR Loan or the Lender’s funding thereof, and the Lender shall determine (which determination shall be conclusive, absent manifest error) that the result of the foregoing is to actually increase the cost to the Lender of making or maintaining any LIBOR Loan or to reduce the amount of principal or interest received by the Lender hereunder on any LIBOR Loan, then the Borrowers shall pay to the Lender, on demand, such additional amounts as the

 

4



 

Lender shall from time to time determine are sufficient to compensate and indemnify the Lender for such increased costs or reduced amounts.

 

2.2          Interest After Default .  From and after the Maturity Date or upon the occurrence and during the continuance of an Event of Default, interest shall accrue on the unpaid principal balance during any such period at an annual rate (the Default Rate ) 5.0% greater than the interest rate which would otherwise be in effect under the terms of this Note.  However, in no event shall the Default Rate exceed the maximum rate permitted by law.  The interest accruing under this Section shall be immediately due and payable by the Borrowers to the holder of this Note upon demand and shall be additional indebtedness evidenced by this Note.

 

2.3          Interest Calculation .  Interest on this Note shall be calculated on the basis of a 360-day year and the actual number of days elapsed in any portion of a month in which interest is due.  If any payment to be made by the Borrowers hereunder shall become due on a day other than a Business Day, such payment shall be made on the next succeeding Business Day and such extension of time shall be included in computing any interest in respect of such payment.

 

3.             PAYMENT TERMS .

 

3.1          Payment of Principal and Interest .  Payments of principal and interest due under this Note, if not sooner declared to be due in accordance with the provisions hereof, shall be made as follows:

 

(a)           On the first day of the month of May, 2012, and on the first day of each month thereafter through and including the month in which the Maturity Date occurs, interest accrued on this Note shall be due and payable.

 

(b)           On the first day of the month of May, 2012, and on the first day of each month thereafter through and including the month in which the Maturity Date occurs, in addition to accrued interest on this Note payable as provided in paragraph (a) above, a payment of principal on this Note shall be due and payable in the amount of $37,000.

 

(c)           The unpaid principal balance of this Note, if not sooner paid or declared to be due in accordance with the terms hereof, together with all accrued and unpaid interest thereon and any other amounts due and payable hereunder or under any of the Loan Documents shall be due and payable in full on the Maturity Date.

 

3.2          Application of Payments .  Prior to the occurrence of an Event of Default, all payments and prepayments on account of the indebtedness evidenced by this Note shall be applied as follows: (a) first, to fees, expenses, costs and other similar amounts then due and payable to the Lender, including, without limitation any prepayment premium, exit fee or late charges due hereunder, (b) second, to accrued and unpaid interest on the principal balance of this Note, (c) third, to the payment of principal due in the month in which the payment or prepayment is made, (d) fourth, to any escrows, impounds or other amounts which may then be due and payable under the Loan Documents, (e) fifth, to any other amounts then due the Lender hereunder or under any of the Loan Documents, and (f) last, to the unpaid principal balance of this Note in the inverse order of maturity.  Any prepayment on account of the indebtedness evidenced by this Note shall not extend or postpone the due date or reduce the amount of any

 

5



 

subsequent monthly payment of principal and interest due hereunder.  After an Event of Default has occurred and is continuing, payments may be applied by the Lender to amounts owed hereunder and under the Loan Documents in such order as the Lender shall determine, in its sole discretion.

 

3.3          Method of Payments .  All payments of principal and interest hereunder shall be paid by automatic debit, wire transfer, check or in coin or currency which, at the time or times of payment, is the legal tender for public and private debts in the United States of America and shall be made at such place as the Lender or the legal holder or holders of this Note may from time to time appoint in the payment invoice or otherwise in writing, and in the absence of such appointment, then at the offices of the Lender at 120 South LaSalle Street, Chicago, Illinois 60603.  Payment made by check shall be deemed paid on the date the Lender receives such check; provided, however, that if such check is subsequently returned to the Lender unpaid due to insufficient funds or otherwise, the payment shall not be deemed to have been made and shall continue to bear interest until collected.  Notwithstanding the foregoing, the final payment due under this Note must be made by wire transfer or other immediately available funds.  With the exception of interest which under the terms of the Loan Documents is to be paid from a disbursement of proceeds of the Loan, interest, principal payments and any fees and expenses owed the Lender from time to time will be deducted by the Lender automatically on the due date from the Borrowers’ account with the Lender, as designated in writing by the Borrowers.  The Borrowers will maintain sufficient funds in the account on the dates the Lender enters debits authorized by this Note.  If there are insufficient funds in the account on the date the Lender enters any debit authorized by this Note, the debit will be reversed.

 

3.4          Late Charge .  If any payment of interest or principal due hereunder is not made within five days after such payment is due in accordance with the terms hereof, then, in addition to the payment of the amount so due, the Borrowers shall pay to the Lender a “late charge” of five cents for each whole dollar so overdue to defray part of the cost of collection and handling such late payment.  The Borrowers agree that the damages to be sustained by the holder hereof for the detriment caused by any late payment are extremely difficult and impractical to ascertain, and that the amount of five cents for each one dollar due is a reasonable estimate of such damages, does not constitute interest, and is not a penalty.

 

3.5          Principal Prepayments .  The principal of this Note may be prepaid, either in whole or in part, at any time and from time to time, provided that such prepayment is accompanied by payment to the Lender of all accrued and unpaid interest on this Note as of the date of such prepayment.  If the principal of this Note is prepaid in whole from the proceeds of a loan which is insured, guaranteed or extended by any agency of the United States of America, no prepayment premium or penalty shall be payable in connection with such prepayment.  Otherwise, any prepayment of the principal of this Note, in whole or in part, shall be accompanied by payment to the Lender of a prepayment premium in an amount equal to a percentage of the amount of principal being prepaid determined as follows:

 

[Remainder of this Page Intentionally Left Blank]

 

6



 

Date of Prepayment

 

Prepayment Premium,
Percentage of Amount
Prepaid

 

Prior to the First Anniversary of the Date of this Note

 

5.0

%

 

 

 

 

On or After the First Anniversary of the Date of this Note But Prior to the Second Anniversary of the Date of this Note

 

4.0

%

 

 

 

 

On or After the Second Anniversary of the Date of this Note But Prior to the Third Anniversary of the Date of this Note

 

3.0

%

 

 

 

 

On or After the Third Anniversary of the Date of this Note But Prior to the Fourth Anniversary of the Date of this Note

 

2.0

%

 

 

 

 

On or After the Fourth Anniversary of the Date of this Note

 

None

 

 

Any amounts prepaid on this Note may not be borrowed again.

 

3.6          Loan Fees .  In consideration of the Lender’s agreement to make the Loan, the Borrowers shall pay to the Lender a non-refundable fee in the amount of $218,000, which shall be due and payable in full as a condition precedent to any disbursement of proceeds under this Note.

 

4.             SECURITY; LOAN DOCUMENTS .  This Note is secured by the Loan Agreement, the Mortgages, the Assignments of Rents and the other Loan Documents.  The Mortgages and the Assignments of Rents are dated as of April 1, 2012, as described in Section 3.1(d) of the Loan Agreement.  Reference is hereby made to the Loan Agreement, the Mortgages, the Assignments of Rents and the other Loan Documents (all of which are incorporated herein by reference as fully and with the same effect as if set forth herein at length) for a statement of the covenants and agreements contained therein, a statement of the rights, remedies, and security afforded thereby, and all matters therein contained.  If any Operator Loan is extended by the Lender to any one or more of the Operators, this Note and the Loan will also secured by all of the collateral provided to the Lender for such Operator Loan, and all of the collateral for this Note and the Loan will also secure such Operator Loan.

 

5.             EVENTS OF DEFAULT .  The occurrence of any one or more of the following events shall constitute an Event of Default under this Note:

 

(a)           The failure by the Borrowers to pay (i) any installment of principal or interest payable pursuant to this Note on the date when due, or (ii) any other amount payable to the Lender under this Note, the Loan Agreement, any Mortgage or any of the other Loan Documents on the date when any such payment is due in accordance with the terms hereof or thereof; or

 

7



 

(b)           The occurrence of any “Event of Default” under the Loan Agreement, any Mortgage or any of the other Loan Documents.

 

For purposes of this Note, the term Default means the occurrence or existence of any event or circumstance which, with the giving of notice or passage of time, or both, would constitute an Event of Default.

 

6.             REMEDIES .  At the election of the holder hereof, and without notice, the principal balance remaining unpaid under this Note, and all unpaid interest accrued thereon and any other amounts due hereunder, shall be and become immediately due and payable in full upon the occurrence of any Event of Default.  Failure to exercise this option shall not constitute a waiver of the right to exercise same in the event of any subsequent Event of Default.  No holder hereof shall, by any act of omission or commission, be deemed to waive any of its rights, remedies or powers hereunder or otherwise unless such waiver is in writing and signed by the holder hereof, and then only to the extent specifically set forth therein.  The rights, remedies and powers of the holder hereof, as provided in this Note, the Mortgages and in all of the other Loan Documents are cumulative and concurrent, and may be pursued singly, successively or together against the Borrowers, any Guarantor hereof, the Projects and any other security given at any time to secure the repayment hereof, all at the sole discretion of the holder hereof.  If any suit or action is instituted or attorneys are employed to collect this Note or any part hereof, the Borrowers promise and agree to pay all costs of collection, including reasonable attorneys’ fees and court costs.

 

7.             COVENANTS AND WAIVERS .  The Borrowers and all others who now or may at any time become liable for all or any part of the obligations evidenced hereby, expressly agree hereby to be jointly and severally bound, and jointly and severally:  (i) waive and renounce any and all homestead, redemption and exemption rights and the benefit of all valuation and appraisement privileges against the indebtedness evidenced by this Note or by any extension or renewal hereof; (ii) waive presentment and demand for payment, notices of nonpayment and of dishonor, protest of dishonor, and notice of protest; (iii) waive any and all notices in connection with the delivery and acceptance hereof and all other notices in connection with the performance, default, or enforcement of the payment hereof or hereunder; (iv) waive any and all lack of diligence and delays in the enforcement of the payment hereof; (v) agree that the liability of the Borrowers and each guarantor, endorser or obligor shall be unconditional and without regard to the liability of any other person or entity for the payment hereof, and shall not in any manner be affected by any indulgence or forbearance granted or consented to by the Lender to any of them with respect hereto; (vi) consent to any and all extensions of time, renewals, waivers, or modifications that may be granted by the Lender with respect to the payment or other provisions hereof, and to the release of any security at any time given for the payment hereof, or any part thereof, with or without substitution, and to the release of any person or entity liable for the payment hereof; and (vii) consent to the addition of any and all other makers, endorsers, guarantors, and other obligors for the payment hereof, and to the acceptance of any and all other security for the payment hereof, and agree that the addition of any such makers, endorsers, guarantors or other obligors, or security shall not affect the liability of the Borrowers, any guarantor and all others now liable for all or any part of the obligations evidenced hereby.  This provision is a material inducement for the Lender making the Loan to the Borrowers.

 

8



 

8.             GENERAL AGREEMENTS .

 

8.1          Incorporation of Sections 12.2 and 12.3 of Loan Agreement .  The provisions of Sections 12.2 and 12.3 of the Loan Agreement are hereby incorporated into and made a part of this Note.

 

8.2          Usury and Truth in Lending .  The Loan is a “business loan” within the meaning of subparagraph (1)(c) contained in Section 205/4 of Chapter 815 of the Illinois Compiled Statutes, as amended, and does not violate the provisions of the usury laws of the State, any consumer credit laws or the usury laws of any state which may have jurisdiction over this transaction, the Borrowers or any property securing the Loan.  The Loan is an exempted transaction under the Truth In Lending Act, 15 U.S.C., §1601, et seq., as amended.

 

8.3          Time .  Time is of the essence hereof.

 

8.4          Governing Law .  This Note is governed and controlled as to validity, enforcement, interpretation, construction, effect and in all other respects by the statutes, laws and decisions of the State of Illinois, without regard to its conflict of laws provisions.

 

8.5          Entire Agreement; Amendments .  This Note sets forth all of the covenants, promises, agreements, conditions and understandings of the parties relating to the subject matter of this Note, and there are no covenants, promises, agreements, conditions or understandings, either oral or written, between them other than as are herein set forth.  Each Borrower acknowledges that it is executing this Note without relying on any statements, representations or warranties, either oral or written, that are not expressly set forth herein.  This Note may not be changed or amended orally but only by an instrument in writing signed by the party against whom enforcement of the change or amendment is sought.

 

8.6          No Joint Venture .  The Lender shall not be construed for any purpose to be a partner, joint venturer, agent or associate of the Borrowers or of any lessee, operator, concessionaire or licensee of the Borrowers in the conduct of their business, and by the execution of this Note, the Borrowers agree to indemnify, defend, and hold the Lender harmless from and against any and all damages, costs, expenses and liability that may be incurred by the Lender as a result of a claim that the Lender is such partner, joint venturer, agent or associate.

 

8.7          Disbursement .  This Note has been made and delivered at Chicago, Illinois and all funds disbursed to or for the benefit of the Borrowers will be disbursed in Chicago, Illinois.

 

8.8          Joint and Several Obligations; Successors and Assigns .  If this Note is executed by more than one party, the obligations and liabilities of each Borrower under this Note shall be joint and several.  This Note shall be binding upon and enforceable against each Borrower and their respective successors and assigns.  This Note shall inure to the benefit of and may be enforced by the Lender and its successors and assigns.

 

8.9          Severable Provisions .  If any provision of this Note is deemed to be invalid by reason of the operation of law, or by reason of the interpretation placed thereon by any administrative agency or any court, the Borrowers and the Lender shall negotiate an equitable adjustment in the provisions of the same in order to effect, to the maximum extent permitted by

 

9



 

law, the purpose of this Note, and the validity and enforceability of the remaining provisions, or portions or applications thereof, shall not be affected thereby and shall remain in full force and effect.

 

8.10        Interest Limitation .  If the interest provisions herein or in any of the Loan Documents shall result, at any time during the Loan, in an effective rate of interest which, for any month, exceeds the limit of usury or other laws applicable to the Loan, all sums in excess of those lawfully collectible as interest for the period in question shall, without further agreement or notice between or by any party hereto, be applied upon principal immediately upon receipt of such monies by the Lender, with the same force and effect as though the payer has specifically designated such extra sums to be so applied to principal and the Lender had agreed to accept such extra payment(s) as a premium-free prepayment.  Notwithstanding the foregoing, however, the Lender may at any time and from time to time elect by notice in writing to the Borrowers to reduce or limit the collection to such sums which, when added to the said first-stated interest, shall not result in any payments toward principal in accordance with the requirements of the preceding sentence.  In no event shall any agreed to or actual exaction as consideration for this Loan transcend the limits imposed or provided by the law applicable to this transaction or the maker hereof for the use or detention of money or for forbearance in seeking its collection.

 

8.11        Assignability .  The Lender may at any time assign its rights in this Note and the Loan Documents, or any part thereof and transfer its rights in any or all of the collateral, and the Lender thereafter shall be relieved from all liability with respect to such collateral.  In addition, the Lender may at any time sell one or more participations in this Note.  The Borrowers may not assign their interest in this Note, or any other agreement with the Lender or any portion thereof, either voluntarily or by operation of law, without the prior written consent of the Lender.

 

9.             NOTICES .  All notices required under this Note will be in writing and will be transmitted in the manner and to the addresses required by the Loan Agreement, or to such other addresses as the Lender and the Borrowers may specify from time to time in writing.

 

10.          LITIGATION PROVISIONS .

 

10.1        Consent to Jurisdiction EACH BORROWER CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, AND OF ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH ITS PROJECT IS LOCATED, IN WHICH ANY LEGAL PROCEEDING MAY BE COMMENCED OR PENDING RELATING IN ANY MANNER TO THIS NOTE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

10.2         Consent to Venue EACH BORROWER AGREES THAT ANY LEGAL PROCEEDING RELATING TO THIS NOTE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS MAY BE BROUGHT AGAINST SUCH BORROWER IN ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH ITS PROJECT IS LOCATED.  EACH BORROWER WAIVES ANY

 

10



 

OBJECTION TO VENUE IN ANY SUCH COURT AND WAIVES ANY RIGHT IT MAY HAVE TO TRANSFER OR CHANGE THE VENUE FROM ANY SUCH COURT.

 

10.3        No Proceedings in Other Jurisdictions .  EACH BORROWER AGREES THAT IT WILL NOT COMMENCE ANY LEGAL PROCEEDING AGAINST THE LENDER RELATING IN ANY MANNER TO THIS NOTE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS IN ANY COURT OTHER THAN A STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR IF A LEGAL PROCEEDING IS COMMENCED BY THE LENDER AGAINST SUCH BORROWER IN A COURT IN ANOTHER LOCATION, BY WAY OF A COUNTERCLAIM IN SUCH LEGAL PROCEEDING.

 

10.4        Waiver of Jury Trial EACH BORROWER HEREBY WAIVES TRIAL BY JURY IN ANY LEGAL PROCEEDING RELATING TO THIS NOTE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

11.          CUSTOMER IDENTIFICATION - USA PATRIOT ACT NOTICE; OFAC AND BANK SECRECY ACT .  The Lender hereby notifies the Borrowers that pursuant to the requirements of the USA Patriot Act (Title III of Pub. L. 107-56, signed into law October 26, 2001) (the Act ), and the Lender’s policies and practices, the Lender is required to obtain, verify and record certain information and documentation that identifies the Borrowers, which information includes the name and address of the Borrowers and such other information that will allow the Lender to identify the Borrowers in accordance with the Act.  In addition, the Borrowers shall (a) ensure that no person who owns a controlling interest in or otherwise controls any Borrower or any subsidiary of any Borrower is or shall be listed on the Specially Designated Nationals and Blocked Person List or other similar lists maintained by the Office of Foreign Assets Control ( OFAC ), the Department of the Treasury or included in any Executive Orders, (b) not use or permit the use of the proceeds of the Loan to violate any of the foreign asset control regulations of OFAC or any enabling statute or Executive Order relating thereto, and (c) comply, and cause any of its subsidiaries to comply, with all applicable Bank Secrecy Act ( BSA ) laws and regulations, as amended.

 

12.          EXPENSES AND INDEMNIFICATION .  The Borrowers shall pay all costs and expenses incurred by the Lender in connection with the preparation of this Note and the Loan Documents, including, without limitation, reasonable attorneys’ fees and time charges of attorneys who may be employees of the Lender or any affiliate or parent of the Lender.  The Borrowers shall pay any and all stamp and other taxes, UCC search fees, filing fees and other costs and expenses in connection with the execution and delivery of this Note and the other instruments and documents to be delivered hereunder, and agrees to save the Lender harmless from and against any and all liabilities with respect to or resulting from any delay in paying or omission to pay such costs and expenses.  Each Borrowers hereby authorize the Lender to charge any account of such Borrower with the Lender for all sums due under this Section.  The Borrowers also agree to defend (with counsel satisfactory to the Lender), protect, indemnify and hold harmless the Lender, any parent corporation, affiliated corporation or subsidiary of the Lender, and each of their respective officers, directors, employees, attorneys and agents (each an Indemnified Party ) from and against any and all liabilities, obligations, losses, damages, penalties, actions, judgments, suits, claims, costs, expenses and distributions of any kind or

 

11



 

nature (including, without limitation, the disbursements and the reasonable fees of counsel for each Indemnified Party thereto, which shall also include, without limitation, attorneys’ fees and time charges of attorneys who may be employees of the Lender, any parent corporation or affiliated corporation of the Lender), which may be imposed on, incurred by, or asserted against, any Indemnified Party (whether direct, indirect or consequential and whether based on any federal, state or local laws or regulations, including, without limitation, securities, environmental laws and commercial laws and regulations, under common law or in equity, or based on contract or otherwise) in any manner relating to or arising out of this Note or any of the Loan Documents, or any act, event or transaction related or attendant thereto, the preparation, execution and delivery of this Note and the Loan Documents, the making or issuance and management of the Loan, the use or intended use of the proceeds of this Note and the enforcement of the Lender’s rights and remedies under this Note, the Loan Documents any other instruments and documents delivered hereunder, or under any other agreement between the Borrowers and the Lender; provided, however, that the Borrowers shall not have any obligations hereunder to any Indemnified Party with respect to matters caused by or resulting from the willful misconduct or gross negligence of such Indemnified Party.  To the extent that the undertaking to indemnify set forth in the preceding sentence may be unenforceable because it violates any law or public policy, the Borrowers shall satisfy such undertaking to the maximum extent permitted by applicable law.  Any liability, obligation, loss, damage, penalty, cost or expense covered by this indemnity shall be paid to each Indemnified Party on demand, and failing prompt payment, together with interest thereon at the Default Rate from the date incurred by each Indemnified Party until paid by the Borrowers, shall be added to the obligations of the Borrowers evidenced by this Note and secured by the collateral securing this Note.  The provisions of this Section shall survive the satisfaction and payment of this Note.

 

[SIGNATURE PAGE(S) AND EXHIBIT(S),

IF ANY, FOLLOW THIS PAGE]

 

12



 

IN WITNESS WHEREOF , the Borrowers have executed and delivered this Promissory Note as of the day and year first above written.

 

 

 

LITTLE ROCK HC&R PROPERTY HOLDINGS, LLC

 

Northridge HC&R Property Holdings, LLC

 

Woodland Hills HC Property Holdings, LLC

 

 

 

 

 

 

 

By

/ s / Christopher F. Brogdon

 

 

Christopher F. Brogdon, Manager of Each Borrower

 

- AdCare Little Rock Owner Loan Agreement -

- Signature Page -

 


Exhibit 10.8

 

PROMISSORY NOTE

 

$5,000,000.00

 

April 1, 2012

 

FOR VALUE RECEIVED, ADCARE HEALTH SYSTEMS, INC., an Ohio corporation (the “Maker”), hereby promises to pay to the order of STROME ALPHA OFFSHORE LTD. (the “Payee”) the principal amount of Five Million Dollars ($5,000,000.00).

 

The entire principal amount of this Note shall mature on November 1, 2012 (the “Maturity Date”), at which time the principal and all interest due shall be paid in full. The interest rate on the unpaid principal amount of this Note is ten percent (10%) per annum. Interest on the principal amount of this Note outstanding from time to time, from the date hereof, to the day on which all such principal shall be repaid (whether on the Maturity Date, or otherwise), shall be paid in arrears quarterly, on the first day of each July and October 2012.

 

Maker may prepay this Note in whole or in part, at any time, without notice, penalty, or premium.

 

Each of the following events is hereby defined as, and is declared to be and to constitute, an “Event of Default”:

 

(a)           Failure of Maker to make a payment of interest or principal as required herein for a period of thirty (30) days after receipt of notice from Payee that the same was not paid when due.

 

(b)           Any proceeding under the Bankruptcy Code or any law of the United States or of any state relating to insolvency, receivership, or debt adjustment being instituted by Maker, or any such proceeding being instituted against the Maker and being consented to by Maker, or remaining undismissed for sixty (60) days, or Maker’s making an assignment for the benefit of creditors, admitting in writing an inability to pay debts generally as they become due, or becoming insolvent.

 

Whenever any Event of Default shall have happened, any of the following remedial steps may be taken:

 

(a)           Payee may declare immediately due and payable all sums which Maker is obligated to pay to Payee pursuant to this Note or otherwise, together with any interest accrued thereon, late charges, as provided for herein, and reasonable counsel fees and costs of suit incurred for the collection of the same.

 

(b)           Upon the occurrence of any Event of Default and upon acceleration of the entire unpaid principal balance of the amount owned by Maker to Payee hereunder, interest shall continue to accrue thereafter, to the extent legally permissible, at a rate equal to eighteen percent (18%) per annum, until the principal amount hereof, together will all interest accrued thereon, shall be paid in full. Both before and after any Event of Default, interest shall be computed on the basis of a 360-day year and the actual number of days elapsed.

 



 

(c)           If Payee shall retain the services of counsel in order to cure any Event of Default under this Note, Maker shall pay the reasonable costs incurred by Payee in connection with proceedings to recover any sums due hereunder.

 

In the event that Maker does not pay the principal and interest due under this Note by the Maturity Date to Payee or within thirty (30) days after receipt of notice from Payee that the same was not paid when due, then Maker shall also do the following:

 

(a)           Maker shall execute and deliver to Lender warrants to purchase up to an additional 50,000 shares of Maker’s common stock at $4.00 per share, exercisable at any time through and including November 1, 2022, which warrants shall be in substantially the same form as those previously issued;

 

(b)           Maker shall sign and deliver to Lender a Stipulation of Judgment for Judgment to be entered against Maker and in favor of Payee in accordance with the terms of this Note, in the form attached hereto as Exhibit A .

 

No right or remedy herein conferred upon or reserved to Payee is intended to be exclusive of any other right or remedy herein or by law provided, but each shall be cumulative and in addition to every other right or remedy herein given or now or hereafter existing at law or in equity or by statute, and may be pursued singly, successively or together at the sole discretion of Payee and may be exercised as often as the occasion shall occur.

 

Concurrently with the execution and delivery of this Note, Maker shall execute and deliver to Lender warrants to purchase up to 312,500 shares of Maker’s common stock at $4.00 per share, exercisable at any time through and including April 1, 2022.

 

Maker waives presentment, demand and protest, and consents to any number of renewals or extensions of the time of payment hereof without notice.

 

The granting, without notice, of any extension of time for the payment of any sum due under this Note or for the performance of any covenant, condition or agreement thereof, or the taking or release of any other security shall in no way release or discharge the liability of Maker.

 

No waiver by Payee of any breach by Maker of any of its obligations, agreements or covenants herein shall be a waiver of any subsequent breach or of any obligation, agreement or covenant, nor shall any forbearance by Payee of its rights or remedies be a waiver with respect to that or any other breach.

 

Any notices or other communication to be given under this Note may be given by delivering the same in writing as follows:

 

2



 

If to Maker:

 

AdCare Health Systems, Inc.

 

 

Two Buckhead Plaza

 

 

3050 Peachtree Road NW, Suite 355

 

 

Atlanta, Georgia 30305

 

 

Attn: Chief Financial Officer

 

 

 

 

With a copy to:

 

Gregory P. Youra, Esq.

 

 

Holt Ney Zatcoff & Wasserman, LLP

 

 

100 Galleria Parkway, Suite 1800

 

 

Atlanta, Georgia 30339

 

 

 

If to Payee:

 

Dania M. Alvarenga, Esq.

 

 

Alvarenga Law

 

 

1671 The Alameda Ste 307

 

 

San Jose Ca 95126

 

Whenever used in this Note, unless the context clearly indicates a contrary intent:

 

(a)           The use of the masculine gender shall include the feminine or neuter genders, and vice versa, as the context may require; and

 

(b)           The singular number shall include the plural and the plural the singular as the context may require.

 

All payments due under this Note shall be paid to Payee at 100 Wilshire Blvd. Ste 1750 Santa Monica Ca 90401 or at such other place as Payee may direct.  Whenever a payment is due on a day other than a business day (all days except Saturday, Sunday and legal holidays under federal or Georgia law), the maturity thereof shall be extended to the next succeeding business day and interest shall accrue thereon at the rate described herein.

 

This Note shall be governed and construed in accordance with the substantive laws of the State of California. Any disputes arising out of this Note shall be resolved by a Court of Competent Jurisdiction in State of California, city of Los Angeles.  Time is of the essence with respect to each and every covenant and obligation of Maker under this Note.

 

[Remainder of page intentionally blank; signature on following page.]

 

3



 

PROMISSORY NOTE TO STROME ALPHA OFFSHORE LTD.

SIGNATURE PAGE

 

IN WITNESS WHEREOF, Maker has duly executed and delivered this Note under seal on the day and year first above written.

 

 

 

ADCARE HEALTH SYSTEMS, INC.

 

 

 

 

 

By:

/s/ Boyd P. Gentry

 

 

Boyd P. Gentry, Chief Executive Officer

 

4


Exhibit 10.9

 

PROMISSORY NOTE

 

$ 3,500,000.00

 

March 30, 2012

 

FOR VALUE RECEIVED, ADCARE HEALTH SYSTEMS, INC., an Ohio corporation (the “Maker”), hereby promises to pay to the order of CANTONE ASSET MANAGEMENT LLC (the “Payee”) the principal amount of Three Million Five Hundred Thousand Dollars ($3,500,000.00).

 

The entire principal amount of this Note shall mature on the earlier of: (i) October 1, 2012 (the “Stated Maturity Date”); or (ii) that date on which the Company shall receive proceeds, in an amount not less than $6,000,000, from a public offering or private placement of its common stock.

 

The stated interest rate on this Note is ten percent (10%) per annum. However, the interest rate on this Note shall automatically be increased by one percentage point commencing on July 1, 2012 and continuing for each month or part thereof during which any of the principal amount of this Note shall remain unpaid. Interest on the principal amount of this Note outstanding from time to time, from the date hereof, to the day on which all such principal shall be repaid (whether on the Stated Maturity Date, or otherwise), shall be paid in arrears, contemporaneously with each payment of such principal amount.  Provided, however, that, if any of the principal amount of this Note shall remain unpaid after the Stated Maturity Date, then, and in such event, interest on such unpaid principal amount shall be payable in arrears on the first day of each October, January, April and July, beginning October 1, 2012.

 

The Maker may prepay this Note in whole or in part, at any time, without notice, penalty, premium.  Provided, however, that, if this Note should be prepaid before the Stated Maturity Date, then, contemporaneously with such prepayment, the Maker shall pay interest on this Note through the Stated Maturity Date.

 

Each of the following events is hereby defined as, and is declared to be and to constitute, an “Event of Default”:

 

(a)           Failure of the Maker to make a payment of interest or principal as required herein for a period of five (5) days after receipt of notice from the Payee that the same was not paid when due.

 

(b)           Any proceeding under the Bankruptcy Code or any law of the United States or of any state relating to insolvency, receivership, or debt adjustment being instituted by the Maker, or any such proceeding being instituted against the Maker and being consented to by the Maker, or remaining undismissed for sixty (60) days, or the Maker’s making an assignment for the benefit of creditors, admitting in writing an inability to pay debts generally as they become due, or becoming insolvent.

 

1



 

(c)           The occurrence of any event of default which remains uncured after the expiration of any applicable cure period under any instrument creating, evidencing or guarantying any other indebtedness for borrowed money of the Maker.

 

(d)           The failure of the Maker to have timely filed with the Securities and Exchange Commission any required report or other filing.

 

Whenever any Event of Default shall have happened, any of the following remedial steps may be taken:

 

(a)           The Payee may declare immediately due and payable all sums which the Maker is obligated to pay to the Payee pursuant to this Note or otherwise, together with any interest accrued thereon, late charges, as provided for herein, and reasonable counsel fees and costs of suit incurred for the collection of the same.

 

(b)           Upon the occurrence of any Event of Default and upon acceleration of the entire unpaid principal balance of the amount owned by the Maker to the Payee hereunder, interest shall continue to accrue thereafter, to the extent legally permissible, at a rate of six percentage points per annum in excess of the then-applicable interest rate under this Note, until the principal amount hereof, together will all interest accrued thereon, shall be paid in full, including the period following entry of any judgment. Both before and after any Event of Default, interest shall be computed on the basis of a 360-day year and the actual number of days elapsed.

 

(c)           If the Payee shall retain the services of counsel in order to cure any Event of Default under this Note, the Maker shall pay the costs incurred by the Payee in connection with proceedings to recover any sums due hereunder.

 

No right or remedy herein conferred upon or reserved to the Payee is intended to be exclusive of any other right or remedy herein or by law provided, but each shall be cumulative and in addition to every other right or remedy herein given or now or hereafter existing at law or in equity or by statute, and may be pursued singly, successively or together at the sole discretion of the Payee and may be exercised as often as the occasion shall occur.

 

The Maker waives presentment, demand and protest, and consents to any number of renewals or extensions of the time of payment hereof without notice. The granting, without notice, of any extension of time for the payment of any sum due under this Note or for the performance of any covenant, condition or agreement thereof, or the taking or release of any other security shall in no way release or discharge the liability of the Maker. No waiver by the Payee of any breach by the Maker of any of its obligations, agreements or covenants herein shall be a waiver of any subsequent breach or of any obligation, agreement or covenant, nor shall any forbearance by the Payee of its rights or remedies be a waiver with respect to that or any other breach.

 

Any notices or other communication to be given under this Note may be given by delivering the same in writing as follows:

 

2



 

If to the Maker:

 

Adcare Health Systems, Inc.

 

 

5057 Troy Road

 

 

Springfield, Ohio 45502

 

 

 

 

 

Attn:

Boyd P. Gentry

 

 

 

Chief Executive Officer

 

 

 

If to the Payee:

 

Cantone Asset Management LLC

 

 

c/o Cantone Research, Inc.

 

 

766 Shrewsbury Avenue

 

 

Tinton Falls, NJ 07724

 

 

 

 

 

Attention:

Anthony J. Cantone

 

 

 

Managing Member

 

Whenever used in this Note, unless the context clearly indicates a contrary intent:

 

(a)           The use of the masculine gender shall include the feminine or neuter genders, and vice versa, as the context may require; and

 

(b)           The singular number shall include the plural and the plural the singular as the context may require.

 

This Note shall be governed and construed in accordance with the substantive laws of the State of New Jersey.

 

IN WITNESS WHEREOF, the Maker has duly executed this Note on the day and year first above written.

 

 

 

ADCARE HEALTH SYSTEMS, INC.

 

 

 

 

 

By:

/s/ Boyd P. Gentry

 

 

Boyd P. Gentry

 

 

Chief Executive Officer

 

3


Exhibit 10.10

 

NOTE PURCHASE AGREEMENT

 

March 29, 2012

 

Adcare Health Systems, Inc.

5057 Troy Road

Springfield, Ohio 45502

 

Attn:

Boyd P. Gentry

 

Chief Executive Officer

 

Dear Ladies and Gentlemen:

 

The undersigned (the “Note Purchaser”) offers to enter into this Note Purchase Agreement (this “Note Purchase Agreement”) with Adcare Health Systems, Inc., an Ohio corporation (the “Company”), which, upon acceptance of this offer by the Company, will be binding upon the Company and the Note Purchaser.  This offer is made subject to written acceptance hereof by the Company at or before 6:00 P.M., Eastern Time, on the date hereof, unless extended by agreement by the parties.

 

SECTION 1.         PURCHASE AND SALE OF THE NOTE

 

Based upon the terms and conditions and upon the representations herein set forth, the Note Purchaser hereby agrees to purchase from the Company, and the Company hereby agrees to sell and deliver to the Note Purchaser, a single promissory note (the “Note”), which will, except as otherwise agreed to in writing by the Note Purchaser and the Company, or as otherwise provided therein, (i) mature on October 1, 2012 (the “Stated Maturity Date”), (ii) bear interest at the rate of ten percent (10.00%) per annum, (iii) be substantially in the form of Exhibit A, attached hereto and made a part hereof, and (iv) be in a principal amount not in excess of $3,500,000.  As additional consideration to the Note Purchaser, and as an inducement to the Note Purchaser to purchase the Note, the Company will, contemporaneously with its execution and delivery of the Note to the Note Purchaser, execute and deliver to the Note Purchaser, warrants to purchase up to 300,000 shares of the Company’s common stock (the “Shares”), exercisable at any time through and including April 1, 2015, at a price of $4.00 per Share (the “Warrants”).  Except as to the specific provisions set forth in the preceding sentence, the Warrants will be substantially in the form as those that the Company issued to Attosa Financial LLC (“Attosa”) in connection with Attosa’s purchase of the Company’s $3,500,000 Promissory Note dated September 30, 2010.

 

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SECTION 2.         DELIVERY OF THE NOTE AND CLOSING

 

At 10:00 a.m. (Eastern Time) on March 30, 2012, or at such other time or on such earlier or later date as to which we may mutually agree (the “Closing Date”), the Company will cause the Note and the Warrants to be delivered to Gregory D. Hughes, as escrow agent, to be held and disbursed in accordance with that certain escrow instruction letter of even date herewith.  On or before March 30, 2012, the Note Purchaser shall deposit with escrow agent the purchase price in an amount equal to one hundred percent (100%) of the face amount of the Note, in federal or other immediately available funds by wire.

 

SECTION 3.         REPRESENTATIONS AND AGREEMENTS OF THE NOTE PURCHASER

 

The Note Purchaser represents to and agrees with the Company that, as of the date hereof:

 

(a)           The Note Purchaser is a limited liability company, duly organized, validly existing and in good standing under the laws of the Commonwealth of Pennsylvania, having all requisite power and authority to carry on its business as now constituted.

 

(b)           The Note Purchaser has received all information with respect to the Company that it has requested from the Company in order to purchase the Note.

 

(c)           The documents relating to the purchase of the Note have been reviewed by the Note Purchaser and contain terms acceptable to, and agreed to by, the Note Purchaser.

 

(d)           The Note Purchaser has the requisite authority to enter into this Note Purchase Agreement.  This Note Purchase Agreement has been duly executed and delivered by the Note Purchaser and, assuming the due authorization, execution and delivery by the Company, is the binding and valid obligation of the Note Purchaser, enforceable in accordance with its terms, except that the enforceability hereof may be limited by applicable bankruptcy, insolvency, moratorium or other similar laws or equitable principles affecting creditors’ rights or remedies generally.

 

SECTION 4.         REPRESENTATIONS, WARRANTIES, COVENANTS OF THE COMPANY

 

The Company represents to and agrees with the Note Purchaser that, as of the date hereof and the date of the Closing:

 

(a)           Disclosure .  The written statements made, and information provided, to the Note Purchaser, by or on behalf of the Company, in connection with the transactions contemplated herein (collectively, the “Disclosure Information”), are true, correct and complete in all material respects, and such information and statements do not include any untrue statement of a material fact or omit to state any material fact required to be stated therein or necessary in order to make such statements and information, in light of the circumstances under which they are, or were made, not misleading.

 

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(b)           Existence .  The Company is, and will continue to be, a corporation, duly organized, validly existing, in good standing under the laws of the State of Ohio, with full power and authority to own its properties and conduct its business as and where the same are now owned and conducted.

 

(c)           Authority .  The Company has the requisite power and authority to enter into and consummate all of the transactions contemplated on its part by this Note Purchase Agreement, the Note, the Warrants, or any other document required by the terms hereof or of any thereof to be executed and delivered by the Company (collectively, the “Transaction Documents”).

 

(d)           Due Execution and Delivery of Documents .  This Note Purchase Agreement has been duly executed and delivered by the Company and, when executed and delivered by the Note Purchaser, will be, and the other Transaction Documents, when executed and delivered by the Company (if applicable) and the other parties thereto, will be, legal, valid and binding agreements of the Company, enforceable in accordance with their terms, subject as to enforcement of remedies to applicable bankruptcy, insolvency, reorganization, moratorium and similar laws in effect from time to time affecting the rights of creditors generally and to the availability of equitable relief.

 

(e)           No Conflicts .  The acceptance, execution and delivery of this Note Purchase Agreement and the other Transaction Documents, and the compliance with the provisions hereof and thereof do not and will not violate or conflict with (in any material respect) any resolution adopted by the Company’s board of directors, to the knowledge of the Company, do not and will not conflict with or violate, or result in or constitute a material breach of or default under, any indenture, mortgage, deed of trust, guaranty, lease, agreement or other instrument to which the Company is a party or by which the Company or any of its property is bound, which would have a materially adverse effect on the transactions contemplated by this Note Purchase Agreement, or, to the knowledge of the Company, conflict with or violate any provision of any law, administrative rule or regulation, or any judgment, order or decree to which the Company or any of its property is subject.

 

(f)            Compliance with Law .  Except as may otherwise be disclosed in writing to the Note Purchaser, the Company is in substantial compliance with all applicable federal, state and local laws and ordinances (including rules and regulations) that are applicable to it or its business operations and financial affairs.

 

SECTION 5.         INDEMNIFICATION

 

(a)           Scope of Indemnification by the Company .  The Company hereby agrees to indemnify, protect, defend and hold harmless the Note Purchaser, each member and employee thereof, and each person, if any, who controls the Note Purchaser within the meaning of Section 15 of the Securities Act of 1933, as amended, or Section 20 of the Securities Exchange Act of 1934, as amended (any such person being herein sometimes called an “Indemnified Party”), against all losses, claims, damages, liabilities or expenses, whether joint or several, to which any such Indemnified Party may become subject, under any statute or regulation at law or in equity or otherwise insofar as such losses, claims, damages, liabilities or expenses (or actions in respect thereof) arise out of or are based upon any untrue statement or alleged untrue statement of a material fact set forth in of the Disclosure Information, or arise out of or are based upon the

 

3



 

omission or alleged omission to state therein a material fact required to be stated therein or which is necessary to make the statements made therein, in light of the circumstances in which they were made, not misleading in any material respect, and will reimburse any legal or other expenses reasonably incurred by any such Indemnified Party in connection with investigating or defending any such loss, claim, damage, liability or action.  Provided, however, that such indemnity shall not extend to any Indemnified Party if the loss, claim, damage or liability is caused by the gross negligence or willful misconduct of the Indemnified Party.  This indemnity agreement shall not be construed as a limitation on any other liability that the Company may otherwise have to any Indemnified Party, provided that in no event shall the Company be obligated for double indemnification.

 

(b)           Procedure .  An Indemnified Party shall, promptly after the receipt of notice of the commencement of any action against such Indemnified Party in respect of which indemnification may be sought against the Company, notify the Company in writing of the commencement thereof.  Failure of the Indemnified Party to give such notice will reduce the liability of the Company by the amount of damages attributable to the failure of the Indemnified Party to give such notice to the Company, but the omission to notify the Company of any such action shall not relieve the Company from any liability that it may have to such Indemnified Party otherwise than under this section.  In case any such action shall be brought against an Indemnified Party and such Indemnified Party shall notify the Company of the commencement thereof, the Company may, or if so requested by such Indemnified Party shall, participate therein or assume the defense thereof, with counsel satisfactory to such Indemnified Party (it being understood that, except as hereinafter provided, the Company shall not be liable for the expenses of more than one separate counsel representing the Indemnified Parties in such action), and after notice from the Company to such Indemnified Party of an election so to assume the defense thereof, the Company will not be liable to such Indemnified Party under this Section for any legal or other expenses subsequently incurred by such Indemnified Party in connection with the defense thereof other than reasonable costs of investigation; provided, however, that unless and until the Company assumes the defense of any such action at the request of such Indemnified Party, the Indemnified Party shall have the right to participate at its own expense in the defense of any such action.  If the Company shall not have employed counsel to take charge of the defense of any such action, or if an Indemnified Party shall have reasonably concluded that there may be defenses available to it or other Indemnified Parties that are different from or additional to those available to the Company (in which cases the Company shall not have the right to direct the defense of such action on behalf of such Indemnified Party) or to other Indemnified Parties, legal and other expenses, including the expenses of separate counsel incurred by such Indemnified Party shall be borne by the Company.

 

SECTION 6.         CONDITIONS OF THE NOTE PURCHASER’S OBLIGATIONS

 

The Note Purchaser has entered into this Note Purchase Agreement in reliance upon the representations and agreements of the Company herein and the performance by the Company of its obligations hereunder, both as of the date hereof and as of the Closing Date.  The Note Purchaser’s obligations under this Note Purchase Agreement are and shall be subject to the following further conditions:

 

4



 

(a)           Conditions at or Prior to the Closing .  Receipt by the Note Purchaser of the following documents at or prior to the Closing, all of which shall be fully executed (except for any necessary signature by the Note Purchaser):

 

(i)            The Note and the Warrants;

 

(ii)           A certificate, dated the date of the Closing, and signed by the Secretary or an Assistant Secretary of the Company, which sets forth or includes evidence satisfactory to the Note Purchaser, that: (A) the Company’s execution, delivery and performance of its obligations under the Transaction Documents have been duly authorized by all necessary corporate action of the Company; and (B) Boyd P. Gentry has been duly authorized by all necessary corporate action of the Company to execute and deliver, on behalf of the Company, all Transaction Documents to which the Company is a party;

 

(iii)          A certificate, dated the date of the Closing, signed by a duly authorized officer of the Company, and satisfactory to the Note Purchaser, to the effect that (A) each of the representations and warranties of the Company contained in this Note Purchase Agreement is true, accurate and complete on the Closing Date as if made on and as of the Closing Date, (B) each of the agreements of the Company to be complied with and each of the obligations of the Company to be performed hereunder on or prior to the Closing Date have been complied with and performed, and (C) as of the Closing Date, there has been no material adverse change in the status, business, condition or prospects (financial or otherwise) of the Company; and

 

(iv)          Such additional certificates, instruments, opinions of counsel, or other documents or conditions as the Note Purchaser may reasonably request, including, but without limitation to the generality of the foregoing, a requirement that the public sales price of the Shares, on the date of Closing, be not less than $3.50.

 

(b)           Failure to Satisfy Conditions .  If there shall be a failure to satisfy any of the conditions to the Note Purchaser’s obligations contained in this Note Purchase Agreement, or if the Note Purchaser’s obligations shall be terminated for any reason permitted by this Note Purchase Agreement, this Note Purchase Agreement shall terminate and neither the Note Purchaser nor the Company shall have any further obligation hereunder, except as provided in Section 9 hereof.

 

SECTION 7.         TERMINATION

 

The Note Purchaser shall have the right to terminate this Note Purchase Agreement by notifying the Company of its election to do so, if at the time of such notification, between the date hereof and the Closing Date, (i) there shall have occurred any new outbreak of hostilities or other unforeseen national or international calamity or crisis, the effect of such new outbreak, calamity or crisis on the financial markets of the United States being such in the reasonable judgment of the Note Purchaser as to materially adversely affect the value of the Note; (ii) there shall be in force a general suspension of trading on the New York Stock Exchange or minimum or maximum prices for trading shall have been fixed and be in force or maximum ranges for prices for securities shall have been required and be in force on the New York Stock Exchange, whether by virtue of a determination by that Exchange or by order of the Securities and Exchange Commission or any other governmental authority having jurisdiction; (iii) a general banking moratorium shall have

 

5



 

been established by federal or applicable state authorities; (iv) any event, not caused by the Note Purchaser, shall have occurred or shall exist which, in the reasonable opinion of the Note Purchaser, makes untrue or incorrect, as of such time, in any material respect, any material statement or information contained in the Disclosure Information or makes the Disclosure Information inadequate by reason of the omission of information which should be reflected therein in order to make the statements and information contained therein not misleading as of such time; (v) a stop order, ruling, regulation or official statement by or on behalf of the Securities and Exchange Commission shall be issued or made to the effect that the issuance, offering or sale of the Note or the Warrants, or of obligations of the general character of the Note or Warrants, is in violation of any provision of the 1933 Act, the Securities Exchange Act of 1934, as amended, or the Trust Indenture Act of 1939, as amended; or (vi) the Note Purchaser’s due diligence examination in respect of the issuance of the Note and Warrants shall have revealed any fact or circumstance that, in the reasonable judgment of the Note Purchaser, would materially and adversely affect the value of the Note or the Warrants.

 

SECTION 8.         PAYMENT OF FEES AND EXPENSES

 

(a)           Payment by the Company .  Except as provided in Paragraph (b) below, the Company shall pay all expenses incident to the sale of the Note, including but without limitation, (A) the cost of the preparation (including printing, duplicating and distribution) of this Note Purchase Agreement, the Transaction Documents, or any amendment or supplement thereto, and (B) the fees of the Note Purchaser, the Note Purchaser’s Counsel, and any other counsel, experts or consultants retained by the Company or the Note Purchaser.

 

(b)           Payment by Purchaser .  Except as provided in the foregoing Paragraph (a), the Note Purchaser shall pay the cost of all regulatory expenses incurred by the Note Purchaser in connection with its purchase of the Note.

 

SECTION 9.         ISSUANCE OF ADDITIONAL WARRANTS   If, for any reason, the entire principal amount of the Note, together with all interest accrued thereon, shall not be paid in full when due, in accordance with the terms thereof, the Company shall, no later than ten (10) days after the date on which such payment was due, issue to the Note Purchaser warrants to purchase up to 50,000 shares of the Company’s common stock (the “Shares”), exercisable at any time through and including the third anniversary of the date of the issuance thereof, at a price of $4.00 per Share (the “Additional Warrants”).

 

SECTION 10.       NOTICES

 

Any notices or other communication to be given under this Note Purchase Agreement may be given by delivering the same in writing as follows:

 

As to the Company:

 

Adcare Health Systems, Inc.

 

 

5057 Troy Road

 

 

Springfield, Ohio 45502

 

 

 

 

 

Attn:

Boyd P. Gentry

 

 

 

Chief Executive Officer

 

6



 

As to the Note Purchaser:

 

Cantone Asset Management LLC

 

 

c/o Cantone Research, Inc.

 

 

766 Shrewsbury Avenue

 

 

Tinton Falls, NJ 07724

 

 

 

 

 

Attention:

Anthony J. Cantone

 

 

 

Managing Member

 

or to such different address written notice of which is given to each of the other parties hereto.

 

 

SECTION 11.       PARTIES IN INTEREST AND SURVIVAL OF REPRESENTATIONS

 

(a)           Parties in Interest .  This Note Purchase Agreement is made solely for the benefit of the Company and the Note Purchaser (including their respective successors or assigns), and no other person, partnership, association or corporation shall acquire or have any right hereunder or by virtue hereof.

 

(b)           Survival of Representations .  All representations and agreements of the Company in this Note Purchase Agreement shall remain operative and in full force and effect regardless of any investigation made by or on behalf of the Note Purchaser and all representations and agreements of the Company and the Note Purchaser shall survive the delivery of and payment for the Note.

 

SECTION 12.       MISCELLANEOUS

 

(a)           Headings .  The headings of the sections and Paragraphs of this Note Purchase Agreement are inserted for convenience only and shall not be deemed to be a part hereof.

 

(b)           Governing Law .  This Note Purchase Agreement shall be governed by and construed in accordance with the laws of the State of New Jersey.

 

(c)           Counterparts .  This Note Purchase Agreement may be executed, accepted and approved in any number of counterparts, all of which taken together shall constitute one and the same instrument, and any of the parties hereto may execute and accept or approve this Note Purchase Agreement by signing any such counterpart.

 

If you agree with the foregoing, please sign the enclosed counterpart of this Note Purchase Agreement and return it to the Note Purchaser. This Note Purchase Agreement shall become a binding agreement by and between the Company and the Note Purchaser when at least one counterpart of this Note Purchase Agreement shall have been signed by or on behalf of each of the parties hereto.

 

{Signatures on Following Page}

 

7



 

 

Very truly yours,

 

 

 

CANTONE ASSET MANAGEMENT LLC

 

 

 

 

 

By:

/s/ Anthony J. Cantone

 

 

Anthony J. Cantone

 

 

Managing Member

 

Accepted as of the date first

above written:

 

 

ADCARE HEALTH SYSTEMS, INC.

 

 

 

 

 

By:

/s/ Boyd P. Gentry

 

 

Boyd P. Gentry

 

 

Chief Executive Officer

 

 

8


Exhibit 10.11

 

14307580.3

 

(A.4)

03-28-12

 

 

 

GUARANTY OF PAYMENT AND PERFORMANCE

 

THIS GUARANTY OF PAYMENT AND PERFORMANCE dated as of March 30, 2012 (this Guaranty ), is made by ADCARE HEALTH SYSTEMS, INC., an Ohio corporation ( AdCare ), LITTLE ROCK HC&R NURSING, LLC , NORTHRIDGE HC&R NURSING, LLC and WOODLAND HILLS HC NURSING, LLC , each a Georgia limited liability company (each an Operator and collectively the Operators ) (AdCare and the Operators being sometimes referred to herein collectively as the Guarantors ), jointly and severally, to and for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation (the Lender ).

 

RECITALS

 

A.            The Lender has agreed to make a loan to Little Rock HC&R Property Holdings, LLC, Northridge HC&R Property Holdings, LLC and Woodland Hills HC Property Holdings, LLC, each a Georgia limited liability company (collectively, the Borrowers ), in the principal amount of $21,800,000 (the Loan ) pursuant to the terms and conditions of a Loan Agreement of even date herewith (the Loan Agreement ) by and among the Borrowers and the Lender. The Loan is evidenced by a Promissory Note of even date herewith (the Note ) executed by each Borrower and payable to the order of the Lender. The Note is secured by three separate Mortgages, Security Agreements, Assignments of Rents and Leases and Fixture Filings dated as of April 1, 2012 (the Mortgages ), each executed by a Borrower to and for the benefit of the Lender. All terms used and not otherwise defined herein shall have the meanings set forth in the Loan Agreement. For the avoidance of doubt, all references in this Guaranty to the “Loan Documents” include, without limitation, any Bank Product Agreements (as defined in the Loan Agreement) to which the Lender or any of its Affiliates is a party, including, without limitation, any Hedging Agreements (as defined in the Loan Agreement) to which the Lender is a party.

 

B.            The purpose of the Loan is to provide financing for the Projects described in the Loan Agreement. Each of Little Rock HC&R Nursing, LLC, Northridge HC&R Nursing, LLC and Woodland Hills HC Nursing, LLC, is the lessee of one of the Projects and is deriving a benefit from the making of the Loan by the Lender. AdCare is the owner of 100% of the membership interests in each of the Borrowers and the Operators either directly or indirectly through one or more intermediary entities, and is also deriving a benefit from the making of the Loan by the Lender.

 

C.            As a condition precedent to the making of the Loan to the Borrowers by the Lender and in consideration therefor, the Lender has required the execution and delivery of this Guaranty by the Guarantors.

 

AGREEMENTS

 

For good and valuable consideration, the receipt and sufficiency of which hereby are acknowledged, each Guarantor hereby agrees as follows:

 



 

1.             Guaranty of Payment . Each Guarantor hereby unconditionally, absolutely and irrevocably guarantees, jointly and severally, the punctual payment and performance when due, whether at stated maturity or by acceleration or otherwise, of the indebtedness and other obligations of the Borrowers to the Lender evidenced by the Note and any other amounts that may become owing by the Borrowers under the Loan Documents (such indebtedness, obligations and other amounts are hereinafter referred to as the Payment Obligations ). This Guaranty is a present and continuing guaranty of payment and not of collectability, and the Lender shall not be required to prosecute collection, enforcement or other remedies against any Borrower, any Guarantor, or any other guarantor of the Payment Obligations, or to enforce or resort to any collateral for the repayment of the Payment Obligations or other rights or remedies pertaining thereto, before calling on any Guarantor for payment.  If for any reason the Borrowers shall fail or be unable to pay, punctually and fully, any of the Payment Obligations, the Guarantors shall jointly and severally pay such obligations to the Lender in full immediately upon demand.  One or more successive actions may be brought against the Guarantors, or any of them, as often as the Lender deems advisable, until all of the Payment Obligations are paid and performed in full.  The Payment Obligations and the Performance Obligations (as defined below) are referred to herein as the Guaranteed Obligations .”

 

2.             Guaranty of Performance .  In addition to the guaranty of the Payment Obligations, each Guarantor hereby unconditionally, absolutely and irrevocably guarantees, jointly and severally, (i) the full and prompt performance and observance by each of the Borrowers of each and every other obligation, undertaking, liability, promise, warranty, covenant and agreement of the Borrowers in and under the terms of the Loan Documents; and (ii) the truth of each and every representation and warranty made by each of the Borrowers in the Loan Documents or in other certificates or documents delivered in connection with the Loan (the matters described in (i) and (ii) above being collectively referred to herein as the Performance Obligations ).

 

3.             Representations and Warranties .  The following shall constitute representations and warranties of each Guarantor and each Guarantor hereby acknowledges that the Lender intends to make the Loan in reliance thereon:

 

(a)           Each Operator is a limited liability company duly organized, validly existing and in good standing under the laws of the State of Georgia and duly registered to transact business and in good standing in the State of Arkansas.  Each Operator has full power and authority to conduct its business as presently conducted, to execute and deliver the Loan Documents to which it is a party, and to perform all of its duties and obligations under the Loan Documents to which it is a party; and such execution and performance have been duly authorized by all necessary Legal Requirements.  The articles of organization and operating agreement of each Operator, each as amended to date, copies of which have been furnished to the Lender, are in effect, have not been further amended, and are the true, correct and complete documents relating to such Operator’s creation and governance.

 

(b)           AdCare is a corporation duly organized, validly existing and in good standing under the laws of the State of Ohio.  AdCare has full power and authority to conduct its business as presently conducted, to execute and deliver the Loan Documents

 

2



 

to which it is a party, and to perform all of its duties and obligations under the Loan Documents to which it is a party; and such execution and performance have been duly authorized by all necessary Legal Requirements. The articles of incorporation and bylaws of AdCare, each as amended to date, copies of which have been furnished to the Lender, are in effect, have not been further amended, and are the true, correct and complete documents relating to AdCare’s creation and governance.

 

(c)           Each Guarantor is not in default and no event has occurred that with the passage of time or the giving of notice will constitute a default under any agreement to which such Guarantor is a party, the effect of which will impair performance by such Guarantor of its obligations under this Guaranty.  Neither the execution and delivery of this Guaranty nor compliance with the terms and provisions hereof will violate any applicable law, rule, regulation, judgment, decree or order, or will conflict with or result in any breach of any of the terms, covenants, conditions or provisions of the articles of organization or operating agreement of any Operator, the articles of incorporation or bylaws of AdCare, any indenture, mortgage, deed of trust, instrument, document, agreement or contract of any kind that creates, represents, evidences or provides for any lien, charge or encumbrance upon any of the property or assets of any Guarantor, or any other indenture, mortgage, deed of trust, instrument, document, agreement or contract of any kind to which any Guarantor is a party or to which any Guarantor or the property of any Guarantor may be subject.

 

(d)           There is no litigation, arbitration, governmental or administrative proceedings, actions, examinations, claims or demands pending, or to the Guarantors’ knowledge, threatened that could adversely affect performance by any Guarantor of its obligations under this Guaranty.

 

(e)           Neither this Guaranty nor any statement or certification as to facts previously furnished or required herein to be furnished to the Lender by any Guarantor, contains any material inaccuracy or untruth in any representation, covenant or warranty or omits to state a fact material to this Guaranty.

 

4.             Continuing Guaranty .  Each Guarantor agrees that performance by such Guarantor of the obligations under this Guaranty shall be a primary obligation, shall not be subject to any counterclaim, set-off, abatement, deferment or defense based upon any claim that such Guarantor may have against the Lender, the Borrowers, any other guarantor of the Guaranteed Obligations or any other person or entity, and shall remain in full force and effect without regard to, and shall not be released, discharged or affected in any way by, any circumstance or condition (whether or not such Guarantor shall have any knowledge thereof), including without limitation —

 

(a)           Any lack of validity or enforceability of any of the Loan Documents;

 

(b)           Any termination, amendment, modification or other change in any of the Loan Documents, including, without limitation, any modification of the interest rate or rates described therein;

 

3



 

(c)           Any furnishing, exchange, substitution or release of any collateral securing repayment of the Loan, or any failure to perfect any lien in such collateral;

 

(d)           Any failure, omission or delay on the part of the Borrowers, the Guarantors, any other guarantor of the Guaranteed Obligations or the Lender to conform or comply with any term of any of the Loan Documents or any failure of the Lender to give notice of any Event of Default;

 

(e)           Any waiver, compromise, release, settlement or extension of time of payment or performance or observance of any of the obligations or agreements contained in any of the Loan Documents;

 

(f)            Any action or inaction by the Lender under or in respect of any of the Loan Documents, any failure, lack of diligence, omission or delay on the part of the Lender to perfect, enforce, assert or exercise any lien, security interest, right, power or remedy conferred on it in any of the Loan Documents, or any other action or inaction on the part of the Lender;

 

(g)           Any voluntary or involuntary bankruptcy, insolvency, reorganization, arrangement, readjustment, assignment for the benefit of creditors, composition, receivership, liquidation, marshalling of assets and liabilities or similar events or proceedings with respect to any Borrower, any Guarantor or any other guarantor of the Guaranteed Obligations, as applicable, or any of their respective property or creditors, or any action taken by any trustee or receiver or by any court in any such proceeding;

 

(h)           Any merger or consolidation of any Borrower into or with any entity, or any sale, lease or transfer of any of the assets of any Borrower, any Guarantor or any other guarantor of the Guaranteed Obligations to any other person or entity;

 

(i)            Any change in the ownership of any Borrower, or any change in the relationship between any Borrower and any Guarantor or any other guarantor of the Guaranteed Obligations, or any termination of any such relationship;

 

(j)            Any release or discharge by operation of law of any Borrower, any Guarantor or any other guarantor of the Guaranteed Obligations from any obligation or agreement contained in any of the Loan Documents; or

 

(k)           Any other occurrence, circumstance, happening or event, whether similar or dissimilar to the foregoing and whether foreseen or unforeseen, which otherwise might constitute a legal or equitable defense or discharge of the liabilities of a guarantor or surety or which otherwise might limit recourse against any Borrower or any Guarantor to the fullest extent permitted by law.

 

5.             Waivers . Each Guarantor expressly and unconditionally waives (i) notice of any of the matters referred to in Section 4 above, (ii) all notices which may be required by statute, rule of law or otherwise, now or hereafter in effect, to preserve intact any rights against the Guarantors, including, without limitation, any demand, presentment and protest, proof of notice of non-payment under any of the Loan Documents and notice of any Event of Default or any

 

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failure on the part of any Borrower, any Guarantor or any other guarantor of the Guaranteed Obligations to perform or comply with any covenant, agreement, term or condition of any of the Loan Documents, (iii) any right to the enforcement, assertion or exercise against any Borrower, any Guarantor or any other guarantor of the Guaranteed Obligations of any right or remedy conferred under any of the Loan Documents, (iv) any requirement of diligence on the part of any person or entity, (v) to the fullest extent permitted by law and except as otherwise expressly provided in this Guaranty or the other Loan Documents, any claims based on allegations that the Lender has failed to act in a commercially reasonable manner or failed to exercise the Lender’s obligation of good faith and fair dealing, (vi) any requirement to exhaust any remedies or to mitigate the damages resulting from any default under any of the Loan Documents, and (vii) any notice of any sale, transfer or other disposition of any right, title or interest of the Lender under any of the Loan Documents. Each Guarantor agrees that such Guarantor is a guarantor and not a “surety” within the meaning of the Illinois Sureties Act, and also waives any and all rights under the Illinois Sureties Act.

 

6.             Subordination . Each Guarantor agrees that any and all present and future debts and obligations of any Borrower to such Guarantor hereby are subordinated to the claims of the Lender and hereby are assigned by such Guarantor to the Lender as security for the Guaranteed Obligations and such Guarantor’s obligations under this Guaranty.

 

7.             Subrogation Waiver . Until the Guaranteed Obligations are paid in full and all periods under applicable bankruptcy law for the contest of any payment by the Guarantors or the Borrowers as a preferential or fraudulent payment have expired, each Guarantor knowingly, and with advice of counsel, waives, relinquishes, releases and abandons all rights and claims to indemnification, contribution, reimbursement, subrogation and payment which such Guarantor may now or hereafter have by and from any Borrower and the successors and assigns of any Borrower, for any payments made by such Guarantor to the Lender, including, without limitation, any rights which might allow any Borrower, any Borrower’s successors, a creditor of any Borrower, or a trustee in bankruptcy of any Borrower to claim in bankruptcy or any other similar proceedings that any payment made by any Borrower or any Borrower’s successors and assigns to the Lender was on behalf of or for the benefit of such Guarantor and that such payment is recoverable by such Borrower, a creditor or trustee in bankruptcy of such Borrower as a preferential payment, fraudulent conveyance, payment of an insider or any other classification of payment which may otherwise be recoverable from the Lender.

 

8.             Reinstatement . The obligations of each Guarantor pursuant to this Guaranty shall continue to be effective or automatically be reinstated, as the case may be, if at any time payment of any of the Guaranteed Obligations or any Guarantor’s obligations under this Guaranty is rescinded or otherwise must be restored or returned by the Lender upon the insolvency, bankruptcy, dissolution, liquidation or reorganization of any Guarantor or any Borrower or otherwise, all as though such payment had not been made.

 

9.             Financial Statements . Each Guarantor represents and warrants to the Lender that (i) the financial statements of such Guarantor previously submitted to the Lender are true, complete and correct in all material respects, disclose all actual and contingent liabilities, and fairly present the financial condition of such Guarantor, and do not contain any untrue statement of a material fact or omit to state a fact material to the financial statements submitted or this

 

5



 

Guaranty, and (ii) no material adverse change has occurred in the financial statements from the dates thereof until the date hereof. Each Guarantor shall furnish to the Lender financial statements and other information as provided in Section 7.4 of the Loan Agreement.

 

10.          Transfers, Sales, Etc. Each Guarantor shall not sell, lease, transfer, convey or assign any of its or his assets, unless (i) if the Guarantor is a natural person, such sale, lease, transfer, conveyance or assignment is of a non-material asset of such Guarantor and will not have a material adverse effect on such Guarantor’s financial condition, or (ii) if the Guarantor is a limited liability company, corporation, partnership or other entity, such sale, lease, transfer, conveyance or assignment will not have a material adverse effect on the business or financial condition of such Guarantor or its ability to perform its obligations hereunder.

 

11.          Default; Remedies . An Event of Default shall occur hereunder if any Guarantor shall fail to pay or perform any of its covenants, agreements and obligations hereunder, or if any representation or warranty contained herein shall prove to be untrue or incorrect in any material respect. When any Event of Default hereunder has occurred and is continuing, the Lender may exercise any of the rights and remedies provided for herein or in any of the other Loan Documents, or provided to it by law, including, without limitation, the right of setoff.

 

12.          Enforcement Costs and Interest . If: (i) this Guaranty is placed in the hands of one or more attorneys for collection or is collected through any legal proceeding; (ii) one or more attorneys is retained to represent the Lender in any bankruptcy, reorganization, receivership or other proceedings affecting creditors’ rights and involving a claim under this Guaranty, or (iii) one or more attorneys is retained to represent the Lender in any other proceedings whatsoever in connection with this Guaranty, then the Guarantors shall pay to the Lender upon demand all fees, costs and expenses incurred by the Lender in connection therewith, including, without limitation, reasonable attorney’s fees, court costs and filing fees , in addition to all other amounts due hereunder. Amounts due from a Guarantor under this Guaranty shall bear interest until paid at the Default Rate.

 

13.          Successors and Assigns; Joint and Several Liability .

 

(a)           This Guaranty shall inure to the benefit of the Lender and its successors and assigns. This Guaranty shall be binding on each Guarantor and the heirs, legatees, successors and assigns of such Guarantor.

 

(b)           If this Guaranty is executed by more than one Guarantor, it shall be the joint and several undertaking of each of the undersigned. Regardless of whether this Guaranty is executed by more than one Guarantor, it is agreed that the liability of the undersigned hereunder is several and independent of any other guarantees or other obligations at any time in effect with respect to the Guaranteed Obligations or any part thereof and that the liability of any Guarantor hereunder may be enforced regardless of the existence, validity, enforcement or non-enforcement of any such other guarantees or other obligations.

 

(c)           Each Guarantor acknowledges that Lender has advised the Guarantors that the Lender is unwilling to provide the Loan to the Borrowers unless each Guarantor agrees to jointly and severally guaranty the Loan as provided herein. Each Guarantor has determined that it is in

 

6



 

its best interest to undertake such joint and several liability because of, among other things (i) the benefit to each Borrower and Guarantor of the Borrowers being able to obtain the Loan and the desirability of the terms and conditions of the Loan, (ii) the benefit and economies to be realized by the Borrowers and in turn the Operators in the Borrowers’ obtaining the Loan as a single loan facility as compared to each Borrower’s obtaining an individual loan facility for its Project, and (iii) the fact that each Borrower and Guarantor is an Affiliate of all of the other Borrowers and Guarantors.

 

14.          No Waiver of Rights . No delay or failure on the part of the Lender to exercise any right, power or privilege under this Guaranty or any of the other Loan Documents shall operate as a waiver thereof, and no single or partial exercise of any right, power or privilege shall preclude any other or further exercise thereof or the exercise of any other power or right, or be deemed to establish a custom or course of dealing or performance between the parties hereto. The rights and remedies herein provided are cumulative and not exclusive of any rights or remedies provided by law. No notice to or demand on any Guarantor in any case shall entitle such Guarantor to any other or further notice or demand in the same, similar or other circumstance.

 

15.          Prior Agreements; No Reliance; Modification . This Guaranty shall represent the entire, integrated agreement between the parties hereto relating to the subject matter hereof, and shall supersede all prior negotiations, representations or agreements pertaining thereto, either oral or written. The Guarantors acknowledge that they are executing this Guaranty without relying on any statements, representations or warranties, either oral or written, that are not expressly set forth herein. The terms of this Guaranty may be waived, discharged, or terminated only by an instrument in writing signed by the party against which enforcement of the change, waiver, discharge or termination is sought. No amendment, modification, waiver or other change of any of the terms of this Guaranty shall be effective without the prior written consent of the Lender.

 

16.          Joinder . Any action to enforce this Guaranty may be brought against any Guarantor without any joinder of any Borrower, any other Guarantor, or any other guarantor of the Guaranteed Obligations in such action.

 

17.          Incorporation of Recitals . The Recitals to this Guaranty are hereby incorporated into and made a part of this Guaranty.

 

18.          Severability . If any provision of this Guaranty is deemed to be invalid by reason of the operation of law, or by reason of the interpretation placed thereon by any administrative agency or any court, the Guarantors and the Lender shall negotiate an equitable adjustment in the provisions of the same in order to effect, to the maximum extent permitted by law, the purpose of this Guaranty and the validity and enforceability of the remaining provisions, or portions or applications thereof, shall not be affected thereby and shall remain in full force and effect.

 

19.          Applicable Law . This Guaranty is governed as to validity, interpretation, effect and in all other respects by laws and decisions of the State of Illinois.

 

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20.          Captions . The captions and headings of various Sections of this Guaranty pertaining hereto are for convenience only and are not to be considered as defining or limiting in any way the scope or intent of the provisions hereof.

 

21.          Execution of Counterparts . This Guaranty may be executed in any number of counterparts and by the different parties hereto on separate counterparts and each such counterpart shall be deemed to be an original, but all such counterparts shall together constitute but one and the same document. Receipt of an executed signature page to this Guaranty by facsimile or other electronic transmission shall constitute effective delivery thereof. An electronic record of this executed Guaranty maintained by the Lender shall be deemed to be an original.

 

22.          Construction . Each party to this Guaranty and legal counsel to each party have participated in the drafting of this Guaranty, and accordingly the general rule of construction to the effect that any ambiguities in a contract are to be resolved against the party drafting the contract shall not be employed in the construction and interpretation of this Guaranty.

 

23.          Notice . All notices and other communications provided for in this Guaranty ( Notices ) shall be in writing. The Notice Addresses of the parties for purposes of this Guaranty are as follows:

 

Guarantors:

 

AdCare Health Systems, Inc.

5057 Troy Road

Springfield, Ohio 45502

Attention: Boyd P. Gentry

 

 

 

 

 

Little Rock HC&R Nursing, LLC

Northridge HC&R Nursing, LLC

Woodland Hills HC Nursing, LLC

Two Buckhead Plaza

3050 Peachtree Road NW, Suite 355

Atlanta, Georgia 30305

Attention: Boyd P. Gentry

 

 

 

With a copy to:

 

Holt Ney Zatcoff & Wasserman, LLP

100 Galleria Parkway, Suite 1800

Atlanta, Georgia 30339

Attention: Gregory P. Youra

 

 

 

Lender:

 

The PrivateBank and Trust Company

120 South LaSalle Street

Chicago, Illinois 60603

Attention: Amy K. Hallberg

 

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With a copy to:

 

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

Attention: Alvin L. Kruse

 

or such other address as a party may designate by notice duly given in accordance with this Section to the other parties. A Notice to a party shall be effective when delivered to such party’s Notice Address by any means, including, without limitation, personal delivery by the party giving the Notice, delivery by United States regular, certified or registered mail, or delivery by a commercial courier or delivery service. If the Notice Address of a party includes a facsimile number or electronic mail address, Notice given by facsimile or electronic mail shall be effective when delivered at such facsimile number or email address. If delivery of a Notice is refused, it shall be deemed to have been delivered at the time of such refusal of delivery. The party giving a Notice shall have the burden of establishing the fact and date of delivery or refusal of delivery of a Notice.

 

24.          Litigation Provisions .

 

(a)           EACH GUARANTOR CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, AND OF ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTIES IN WHICH THE PROJECTS ARE LOCATED, IN WHICH ANY LEGAL PROCEEDING MAY BE COMMENCED OR PENDING RELATING IN ANY MANNER TO THIS GUARANTY.

 

(b)           EACH GUARANTOR AGREES THAT ANY LEGAL PROCEEDING RELATING TO THIS GUARANTY MAY BE BROUGHT AGAINST SUCH GUARANTOR IN ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTIES IN WHICH THE PROJECTS ARE LOCATED. EACH GUARANTOR WAIVES ANY OBJECTION TO VENUE IN ANY SUCH COURT AND WAIVES ANY RIGHT SUCH GUARANTOR MAY HAVE TO TRANSFER OR CHANGE THE VENUE FROM ANY SUCH COURT.

 

(c)           EACH GUARANTOR AGREES THAT SUCH GUARANTOR WILL NOT COMMENCE ANY LEGAL PROCEEDING AGAINST THE LENDER RELATING IN ANY MANNER TO THIS GUARANTY IN ANY COURT OTHER THAN A STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR IF A LEGAL PROCEEDING IS COMMENCED BY THE LENDER AGAINST SUCH GUARANTOR IN A COURT IN ANOTHER LOCATION, BY WAY OF A COUNTERCLAIM IN SUCH LEGAL PROCEEDING.

 

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(d)           EACH GUARANTOR HEREBY WAIVES TRIAL BY JURY IN ANY LEGAL PROCEEDING RELATING TO THIS GUARANTY.

 

[SIGNATURE PAGE(S) AND EXHIBIT(S),

IF ANY, FOLLOW THIS PAGE]

 

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IN WITNESS WHEREOF , the Guarantors have executed this Guaranty as of the date first above written.

 

 

ADCARE HEALTH SYSTEMS, INC.

 

 

 

 

 

 

 

By

/s/ Christopher F. Brogdon

 

 

Christopher F. Brogdon, Vice Chairman and

Chief Acquisition Officer

 

 

 

 

LITTLE ROCK HC&R NURSING, LLC,

 

NORTHRIDGE HC&R NURSING, LLC,

 

WOODLAND HILLS HC NURSING, LLC

 

 

 

 

 

 

 

By

/ s / Christopher F. Brogdon

 

 

Christopher F. Brogdon, Manager of Each Operator

 

- AdCare Little Rock Owner Loan Guaranty -

- Signature Page -

 


Exhibit 10.12

 

14307674.2

(1.1)

03-28-12

 

 

This Document Prepared by

and after Recording Return to:

 

Alvin L. Kruse

Amy L. Kurland

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

 

MORTGAGE, SECURITY AGREEMENT,

ASSIGNMENT OF RENTS AND LEASES AND FIXTURE FILING

 

THIS MORTGAGE, SECURITY AGREEMENT, ASSIGNMENT OF RENTS AND LEASES AND FIXTURE FILING dated as of April 1, 2012 (this Mortgage ), is executed by LITTLE ROCK HC&R PROPERTY HOLDINGS, LLC , a Georgia limited liability company (the Mortgagor ), whose address is Two Buckhead Plaza, 3050 Peachtree Road NW, Suite 355, Atlanta, Georgia  30305, to and for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation (the Lender ), whose address is 120 South LaSalle Street, Chicago, Illinois 60603.

 

RECITALS

 

A.             Pursuant to the terms and conditions of a Loan Agreement of even date herewith (the Loan Agreement ) by and among the Mortgagor, Northridge HC&R Property Holdings, LLC, a Georgia limited liability company, Woodland Hills HC Property Holdings, LLC, a Georgia limited liability company (the Mortgagor together with Northridge HC&R Property Holdings, LLC and Woodland Hills HC Property Holdings, LLC, the Borrowers ) and the Lender, the Lender has agreed to make a loan to the Borrowers in the maximum principal amount of $21,800,000 (the Loan ) The Loan will bear interest at variable interest rates based on the per annum rate of interest at which United States dollar deposits are offered in the London Interbank Eurodollar market, subject to being converted to interest at a variable rate based on the Lender’s prime rate of interest from time to time in effect under certain circumstances as provided in the Note referred to below. The Loan shall be evidenced by a Promissory Note of even date herewith (the Note ), executed by the Borrowers and made payable to the order of the Lender in the principal amount of the Loan and due on March 30, 2017 (the Maturity Date ) , except as it may be accelerated pursuant to the terms hereof, or of the Note or the Loan Agreement or any of the other Loan Documents (as defined in the Loan Agreement).

 

B.             As is provided in the Loan Agreement, the Lender may extend a revolving loan (the Operator Loan ) to Little Rock HC&R Nursing, LLC, Northridge HC&R Nursing, LLC,

 



 

and Woodland Hills HC Nursing, LLC, each a Georgia limited liability company (the Operators ), pursuant to the Operator Loan Documents (as defined in the Loan Agreement).

 

C.             A condition precedent to the Lender’s extension of the Loan to the Mortgagor, and to the making of the Operator Loan by the Lender to the Operators, is the execution and delivery by the Mortgagor of this Mortgage.

 

AGREEMENTS

 

FOR GOOD AND VALUABLE CONSIDERATION , including the indebtedness hereby secured, the receipt and sufficiency of which are hereby acknowledged, the Mortgagor agrees as follows:

 

The Mortgagor hereby mortgages, grants, bargains, sells, assigns, remises, releases, warrants and conveys to the Lender, its successors and assigns, and grants a security interest in, the following described property, rights and interests (referred to collectively herein as the Premises ), all of which property, rights and interests are hereby pledged primarily and on a parity with the Real Estate (as defined below) and not secondarily, and as to any portion of the Premises constituting property subject to the Code (as defined in Section 36 of this Mortgage), this Mortgage is intended to be a security agreement under the Code for the purpose of creating hereby a security interest in such portion of the Premises, which the Mortgagor hereby grants to the Lender as secured party, and with all terms used below with respect to such portions of the Premises which are defined in the Code to have the meanings provided in the Code:

 

(a)            The real estate located in the County of Pulaski, State of Arkansas and legally described on Exhibit A attached hereto and made a part hereof (the Real Estate );

 

(b)            All improvements of every nature whatsoever now or hereafter situated on the Real Estate, and all fixtures and personal property of every nature whatsoever now or hereafter owned by the Mortgagor and located on, or used in connection with the Real Estate or the improvements thereon, or in connection with any construction thereon, including all extensions, additions, improvements, betterments, renewals, substitutions and replacements to any of the foregoing and all of the right, title and interest of the Mortgagor in and to any such personal property or fixtures together with the benefit of any deposits or payments now or hereafter made on such personal property or fixtures by the Mortgagor or on its behalf (the Improvements );

 

(c)            All easements, rights of way, gores of real estate, streets, ways, alleys, passages, sewer rights, waters, water courses, water rights and powers, all oil, gas and other minerals, whether surface or subsurface, and all estates, rights, titles, interests, privileges, liberties, tenements, hereditaments and appurtenances whatsoever, in any way now or hereafter belonging, relating or appertaining to the Real Estate, and the reversions, remainders, rents, issues and profits thereof, and all the estate, right, title, interest, property, possession, claim and demand whatsoever, at law as well as in equity, of the Mortgagor of, in and to the same;

 

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(d)            All rents, revenues, issues, profits, proceeds, income, royalties, accounts, including health-care-insurance receivables, escrows, letter-of-credit rights, security deposits, impounds, reserves, tax refunds and other rights to monies from the Premises and/or the businesses and operations conducted by the Mortgagor thereon, to be applied against the Indebtedness (as hereinafter defined); provided, however, that the Mortgagor, so long as no “ Event of Default ” (as defined in Section 36 of this Mortgage) has occurred and is continuing hereunder, may collect rent as it becomes due, but not more than one month in advance thereof;

 

(e)            All interest of the Mortgagor in all leases now or hereafter on the Premises, whether written or oral (each, a Lease , and collectively, the Leases ), together with all security therefor and all monies payable thereunder, subject, however, to the conditional permission hereinabove given to the Mortgagor to collect the rentals under any such Lease;

 

(f)             All fixtures and articles of personal property now or hereafter owned by the Mortgagor and forming a part of or used in connection with the Real Estate or the Improvements, including, but without limitation, any and all air conditioners, antennae, appliances, apparatus, awnings, basins, bathtubs, bidets, boilers, bookcases, cabinets, carpets, computer hardware and software used in the operation of the Premises, coolers, curtains, dehumidifiers, disposals, doors, drapes, dryers, ducts, dynamos, elevators, engines, equipment, escalators, exercise equipment, fans, fittings, floor coverings, furnaces, furnishings, furniture, hardware, heaters, humidifiers, incinerators, lighting, machinery, motors, ovens, pipes, plumbing, pumps, radiators, ranges, recreational facilities, refrigerators, screens, security systems, shades, shelving, sinks, sprinklers, stokers, stoves, toilets, ventilators, wall coverings, washers, windows, window coverings, wiring, and all renewals or replacements thereof or articles in substitution therefor, whether or not the same are or shall be attached to the Real Estate or the Improvements in any manner; it being mutually agreed that all of the aforesaid property owned by the Mortgagor and placed on the Real Estate or the Improvements, so far as permitted by law, shall be deemed to be fixtures, a part of the realty, and security for the Indebtedness (as hereinafter defined); notwithstanding the agreement hereinabove expressed that certain articles of property form a part of the realty covered by this Mortgage and be appropriated to its use and deemed to be realty, to the extent that such agreement and declaration may not be effective and that any of said articles may constitute goods (as such term is used in the Code), this instrument shall constitute a security agreement, creating a security interest in such goods, as collateral, in the Lender, as secured party, and the Mortgagor, as debtor, all in accordance with the Code;

 

(g)            All of the Mortgagor’s interests in general intangibles including payment intangibles and software now owned or hereafter acquired and related to the Premises, including, without limitation, all of the Mortgagor’s right, title and interest in and to: (i) all agreements, licenses, permits and contracts to which the Mortgagor is or may become a party and which relate to the Premises; (ii) all obligations and indebtedness owed to the Mortgagor thereunder; (iii) all intellectual property related to the Premises; and (iv) all choses in action and causes of action relating to the Premises;

 

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(h)            All of the Mortgagor’s accounts now owned or hereafter created or acquired which relate to the Premises or the businesses and operations conducted thereon, including, without limitation, all of the following now owned or hereafter created or acquired by the Mortgagor:  (i) accounts, contract rights, health-care-insurance receivables, book debts, notes, drafts, and other obligations or indebtedness owing to the Mortgagor arising from the sale, lease or exchange of goods or other property and/or the performance of services; (ii) the Mortgagor’s rights in, to and under all purchase orders for goods, services or other property; (iii) the Mortgagor’s rights to any goods, services or other property represented by any of the foregoing; (iv) monies due or to become due to the Mortgagor under all contracts for the sale, lease or exchange of goods or other property and/or the performance of services including the right to payment of any interest or finance charges in respect thereto (whether or not yet earned by performance on the part of the Mortgagor); (v) securities, investment property, financial assets and securities entitlements; (vi) proceeds of any of the foregoing and all collateral security and guaranties of any kind given by any person or entity with respect to any of the foregoing; and (vii) all warranties, guarantees, permits and licenses in favor of the Mortgagor with respect to the Premises;

 

(i)             All proceeds of the foregoing, including, without limitation, all judgments, awards of damages and settlements hereafter made resulting from condemnation proceeds or the taking of the Premises or any portion thereof under the power of eminent domain, any proceeds of any policies of insurance, maintained with respect to the Premises or proceeds of any sale, option or contract to sell the Premises or any portion thereof; and

 

(j)             Any and all judgments in connection with the foregoing.

 

TO HAVE AND TO HOLD the Premises, unto the Lender, its successors and assigns, forever, for the purposes and upon the uses herein set forth together with all right to possession of the Premises after the occurrence and during the continuance of any Event of Default under this Mortgage; the Mortgagor hereby RELEASING AND WAIVING all rights under and by virtue of the homestead exemption laws of the State of Arkansas.

 

FOR THE PURPOSE OF SECURING the following (collectively, the Indebtedness ):

 

(i)             The payment by the Borrowers of the Loan and all interest, late charges, LIBOR breakage charges, prepayment premium, if any, exit fee, if any, interest rate swap or hedge expenses, if any, reimbursement obligations, fees and expenses for letters of credit issued by the Lender for the account of the Borrowers, if any, and other indebtedness evidenced by or owing under the Note, any of the other Loan Documents, and any application for letters of credit and master letter of credit agreement, together with any renewals, extensions, replacements, amendments, modifications and refinancings of any of the foregoing;

 

(ii)            The performance and observance of the covenants, conditions, agreements, representations, warranties and other liabilities and obligations of the Borrowers or any other obligor to or benefiting the Lender which are evidenced or

 

4



 

secured by or otherwise provided in the Note, this Mortgage or any of the other Loan Documents;

 

(iii)           Any and all obligations, contingent or otherwise, whether now existing or hereafter arising, of the Borrowers arising under or in connection with all Hedging Transactions and Hedging Agreements (each as defined in Section 36 hereof) to which the Lender is a party;

 

(iv)           The reimbursement to the Lender of any and all sums incurred, expended or advanced by the Lender pursuant to any term or provision of or constituting additional indebtedness under or secured by this Mortgage, any of the other Loan Documents, any such Hedging Transactions and Hedging Agreements or any application for letters of credit and master letter of credit agreement, with interest thereon as provided herein or therein;

 

(v)            The payment of the Operator Loan and all interest, late charges, LIBOR breakage charges, if any, prepayment premium, if any, exit fee, if any, interest rate swap or hedge expenses, if any, reimbursement obligations, fees and expenses for letters of credit issued by the Lender for the account of the Operators, if any, and other indebtedness evidenced by or owing under any of the Operator Loan Documents, and any application for letters of credit and master letter of credit agreement executed by the Operators, together with any renewals, extensions, replacements, amendments, modifications and refinancings of any of the foregoing; and

 

(vi)           The performance and observance of the covenants, conditions, agreements, representations, warranties and other liabilities and obligations of the Operators or any other obligor to or benefiting the Lender which are evidenced or secured by or otherwise provided in any of the Operator Loan Documents.

 

PROVIDED, HOWEVER , that if the Borrowers shall pay the principal and all interest as provided in the Note, and if the Operators shall pay the principal and all interest as provided in the Operator Loan Documents, and if all other sums secured hereby are paid, and if the Mortgagor shall pay all other sums herein provided for, and shall well and truly keep and perform all of the covenants herein contained, then this conveyance shall be null and void and may be cancelled of record at the request and at the cost of the Mortgagor, otherwise to remain in full force and effect.

 

IT IS FURTHER UNDERSTOOD AND AGREED THAT :

 

1.              Title .   The Mortgagor represents, warrants and covenants that (a) the Mortgagor is the owner and holder of the fee simple title to the Premises, free and clear of all liens and encumbrances, except those conveyances, liens and encumbrances in favor of the Lender and except for Permitted Exceptions (as defined in the Loan Agreement); and (b) the Mortgagor has legal power and authority to convey, mortgage and encumber the Premises.

 

2.              Maintenance, Repair, Restoration, Prior Liens, Parking .  The Mortgagor covenants that, so long as any portion of the Indebtedness remains unpaid, the Mortgagor will:

 

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(a)            Promptly repair, restore or rebuild any Improvements now or hereafter on the Premises which may become damaged or be destroyed to a condition substantially similar to the condition immediately prior to such damage or destruction, whether or not proceeds of insurance are available or sufficient for the purpose;

 

(b)            Keep the Premises in good condition and repair, without waste, and free from mechanics’, materialmen’s or like liens or claims or other liens or claims for lien (other than Permitted Exceptions and subject to the Mortgagor’s right to contest liens as permitted by the terms of Section 26 hereof);

 

(c)            Pay when due the Loan in accordance with the terms of the Note and the other Loan Documents and duly perform and observe all of the terms, covenants and conditions to be observed and performed by the Mortgagor under the Note, this Mortgage and the other Loan Documents;

 

(d)            Pay when due any indebtedness which may be secured by a permitted lien or charge on the Premises on a parity with, superior to or inferior to this Mortgage, and upon request exhibit satisfactory evidence of the discharge of such lien to the Lender (subject to the Mortgagor’s right to contest liens as permitted by the terms of Section 26 hereof);

 

(e)            Complete within a reasonable time any improvements at any time in the process of erection upon the Premises;

 

(f)             Comply with all requirements of law, municipal ordinances or restrictions and covenants of record with respect to the Premises and the use thereof;

 

(g)            Obtain and maintain in full force and effect, and abide by and satisfy the material terms and conditions of, all material permits, licenses, registrations and other authorizations with or granted by any governmental authorities that may be required from time to time with respect to the performance of the Mortgagor’s obligations under this Mortgage;

 

(h)            Make no material alterations in the Premises or demolish any portion of the Premises without the Lender’s prior written consent, except as required by law or municipal ordinance;

 

(i)             Suffer or permit no change in the use or general nature of the occupancy of the Premises, without the Lender’s prior written consent;

 

(j)             Pay when due all operating costs of the Premises;

 

(k)            Not initiate or acquiesce in any zoning reclassification with respect to the Premises, without the Lender’s prior written consent;

 

(l)             Provide and thereafter maintain adequate parking areas within the Premises as may be required by law, ordinance or regulation (whichever may be greater), together with any sidewalks, aisles, streets, driveways and sidewalk cuts and sufficient

 

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paved areas for ingress, egress and right of way to and from the adjacent public thoroughfares necessary or desirable for the use thereof; and

 

(m)           Comply with, and cause the Premises at all times to be operated in compliance with, all applicable federal, state, local and municipal environmental, health and safety laws, statutes, ordinances, rules and regulations.

 

3.              Payment of Taxes and Assessments .  The Mortgagor will pay when due and before any penalty attaches, all general and special taxes, assessments, water charges, sewer charges, and other fees, taxes, charges and assessments of every kind and nature whatsoever (all herein generally called Taxes ), whether or not assessed against the Mortgagor, if applicable to the Premises or any interest therein, or the Indebtedness, or any obligation or agreement secured hereby, subject to the Mortgagor’s right to contest the same, as provided by the terms hereof; and the Mortgagor will, upon written request, furnish to the Lender duplicate receipts therefor within 10 days after the Lender’s request.

 

4.              Tax Deposits .  If requested by the Lender, the Mortgagor shall deposit with the Lender, on the first day of each month until the Indebtedness is fully paid, a sum equal to 1/12th of 105% of the most recent ascertainable annual Taxes on the Premises.  If requested by the Lender, the Mortgagor shall also deposit with the Lender an amount of money which, together with the aggregate of the monthly deposits to be made pursuant to the preceding sentence as of one month prior to the date on which the next installment of annual Taxes for the current calendar year become due, shall be sufficient to pay in full such installment of annual Taxes, as estimated by the Lender.  Such deposits are to be held without any allowance of interest and are to be used for the payment of Taxes next due and payable when they become due.  So long as no Event of Default under this Mortgage shall exist, the Lender shall, at its option, pay such Taxes when the same become due and payable (upon submission of appropriate bills therefor from the Mortgagor) or shall release sufficient funds to the Mortgagor for the payment thereof.  If the funds so deposited are insufficient to pay any such Taxes for any year (or installments thereof, as applicable) when the same shall become due and payable, the Mortgagor shall, within 10 days after receipt of written demand therefor, deposit additional funds as may be necessary to pay such Taxes in full.  If the funds so deposited exceed the amount required to pay such Taxes for any year, the excess shall be applied toward subsequent deposits.  Said deposits need not be kept separate and apart from any other funds of the Lender.  The Lender, in making any payment hereby authorized relating to Taxes, may do so according to any bill, statement or estimate procured from the appropriate public office without inquiry into the accuracy of such bill, statement or estimate or into the validity of any tax, assessment, sale, forfeiture, tax lien or title or claim thereof.  The Lender shall not exercise its right to require such deposits so long as the Borrower has paid all Taxes when due.

 

5.              Lender’s Interest In and Use of Deposits .  Upon an Event of Default under this Mortgage, the Lender may, at its option, apply any monies at the time on deposit pursuant to Section 4 hereof to cure any Event of Default under this Mortgage or to pay any of the Indebtedness in such order and manner as the Lender may elect.  If such deposits are used to cure an Event of Default or pay any of the Indebtedness, the Mortgagor shall immediately, upon demand by the Lender, deposit with the Lender an amount equal to the amount so used from the deposits.  When the Indebtedness has been fully paid, any remaining deposits shall be returned to

 

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the Mortgagor.  Such deposits are hereby pledged as additional security for the Indebtedness and shall not be subject to the direction or control of the Mortgagor.  The Lender shall not be liable for any failure to apply to the payment of Taxes any amount so deposited unless the Mortgagor, prior to an Event of Default under this Mortgage, shall have requested the Lender in writing to make application of such funds to the payment of such amounts, accompanied by the bills for such Taxes.  The Lender shall not be liable for any act or omission taken in good faith or pursuant to the instruction of any party.

 

6.              Insurance .

 

(a)            The Mortgagor shall at all times keep all buildings, improvements, fixtures and articles of personal property now or hereafter situated on the Premises insured against loss or damage by fire and such other hazards as may reasonably be required by the Lender, in accordance with the terms, coverages and provisions described in the Loan Agreement, and such other insurance as the Lender may from time to time reasonably require.  Unless the Mortgagor provides the Lender evidence of the insurance coverages required hereunder, the Lender may purchase insurance at the Mortgagor’s expense to cover the Lender’s interest in the Premises.  The insurance may, but need not, protect the Mortgagor’s interest.  The coverages that the Lender purchases may not pay any claim that the Mortgagor makes or any claim that is made against the Mortgagor in connection with the Premises.  The Mortgagor may later cancel any insurance purchased by the Lender, but only after providing the Lender with evidence that the Mortgagor has obtained insurance as required by this Mortgage.  If the Lender purchases insurance for the Premises, the Mortgagor will be responsible for the costs of such insurance, including, without limitation, interest and any other charges which the Lender may impose in connection with the placement of the insurance, until the effective date of the cancellation or expiration of the insurance.  The costs of the insurance may be added to the Indebtedness.  The cost of the insurance may be more than the cost of insurance the Mortgagor may be able to obtain on its own.

 

(b)            The Mortgagor shall not take out separate insurance concurrent in form or contributing in the event of loss with that required to be maintained hereunder unless the Lender is included thereon as the loss payee or an additional insured as applicable, under a standard mortgage clause acceptable to the Lender and such separate insurance is otherwise acceptable to the Lender.

 

(c)            In the event of loss, the Mortgagor shall give prompt notice thereof to the Lender, and the Lender shall have the sole and absolute right to make proof of loss.  The Lender shall have the right, at its option and in its sole discretion, to apply any insurance proceeds arising from such loss, after the payment of all of the Lender’s expenses, either (i) on account of the Indebtedness, irrespective of whether such principal balance is then due and payable, whereupon the Lender may declare the whole of the balance of Indebtedness to be due and payable, or (ii) to the restoration or repair of the property damaged as provided in paragraph (d) of this Section.  If insurance proceeds are made available to the Mortgagor by the Lender as hereinafter provided, the Mortgagor shall repair, restore or rebuild the damaged or destroyed portion of the Premises so that the condition and value of the Premises are substantially the same as the condition and value of the Premises prior to being damaged or destroyed.  Any insurance proceeds applied on account of the unpaid principal balance of the Note shall be subject to the prepayment provisions

 

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contained in the Loan Agreement and the Note.  In the event of foreclosure of this Mortgage, all right, title and interest of the Mortgagor in and to any insurance policies then in force shall pass to the purchaser at the foreclosure sale.

 

(d)            If insurance proceeds are made available by the Lender to the Mortgagor, the following provisions shall apply:

 

(i)             Before commencing to repair, restore or rebuild following damage to, or destruction of, all or a portion of the Improvements, whether by fire or other casualty, the Mortgagor shall obtain from the Lender its approval of all site and building plans and specifications pertaining to such repair, restoration or rebuilding.

 

(ii)            Prior to each payment or application of any insurance proceeds to the repair or restoration of such Improvements (which payment or application may be made, at the Lender’s option, through an escrow, the terms and conditions of which are satisfactory to the Lender and the cost of which is to be borne by the Mortgagor), the Lender shall be satisfied as to the following:

 

(A)           No Default (as defined in Section 36 of this Mortgage) or Event of Default under this Mortgage has occurred and is continuing;

 

(B)            Either such Improvements have been fully restored, or the expenditure of money as may be received from such insurance proceeds will be sufficient to repair, restore or rebuild the Premises, free and clear of all liens, claims and encumbrances, except the lien of this Mortgage and the Permitted Exceptions, or, if such insurance proceeds shall be insufficient to repair, restore and rebuild the Premises, the Mortgagor has deposited with the Lender such amount of money which, together with the insurance proceeds shall be sufficient to restore, repair and rebuild the Premises; and

 

(C)            Prior to each disbursement of any such proceeds, the Lender shall be furnished with a statement of the Lender’s architect (the cost of which shall be borne by the Mortgagor), certifying the extent of the repair and restoration completed to the date thereof, and that such repairs, restoration, and rebuilding have been performed to date in conformity with the plans and specifications approved by the Lender and with all statutes, regulations or ordinances (including building and zoning ordinances) affecting the Premises; and the Lender shall be furnished with appropriate evidence of payment for labor or materials furnished to the Premises, and total or partial lien waivers substantiating such payments.

 

(iii)           If the Mortgagor shall fail to restore, repair or rebuild such Improvements within a time deemed satisfactory by the Lender, then the Lender, at its option, may (A) commence and perform all necessary acts to restore, repair or rebuild such Improvements for or on behalf of the Mortgagor, or (B) declare an Event of Default under this Mortgage.  If insurance proceeds shall exceed the amount necessary to complete the repair, restoration or rebuilding of such Improvements, such excess shall be applied on

 

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account of the Indebtedness, irrespective of whether such Indebtedness is then due and payable without payment of any premium or penalty.

 

7.              Condemnation .  If all or any part of the Premises are damaged, taken or acquired, either temporarily or permanently, in any condemnation proceeding, or by exercise of the right of eminent domain, the amount of any award or other payment for such taking or damages made in consideration thereof, to the extent of the full amount of the remaining unpaid Indebtedness, is hereby assigned to the Lender, who is empowered to collect and receive the same and to give proper receipts therefor in the name of the Mortgagor and the same shall be paid forthwith to the Lender.  Such award or monies shall be applied on account of the Indebtedness, irrespective of whether such Indebtedness is then due and payable and, at any time from and after the taking the Lender may declare the whole of the balance of the Indebtedness to be due and payable.  Notwithstanding the provisions of this Section to the contrary, if any condemnation or taking of less than the entire Premises occurs, such award or monies shall be applied, at the option of the Lender and in its sole discretion, either (i) on account of the Indebtedness as provided above, or (ii) to any necessary restoration or repair of the remaining property, on the terms contained in Section 6(d) hereof.

 

8.              Stamp Tax .  If, by the laws of the United States of America, or of any state or political subdivision having jurisdiction over the Mortgagor, any tax is due or becomes due in respect of the execution and delivery of this Mortgage, the Note or any of the other Loan Documents, the Mortgagor shall pay such tax in the manner required by any such law.  The Mortgagor further agrees to reimburse the Lender for any sums which the Lender may expend by reason of the imposition of any such tax.  Notwithstanding the foregoing, the Mortgagor shall not be required to pay any income or franchise taxes of the Lender.

 

9.              Lease and Rent Assignment .  The Mortgagor acknowledges that, concurrently herewith, the Mortgagor has executed and delivered to the Lender, as additional security for the repayment of the Loan, an Absolute Assignment of Rents and Leases (the Assignment ) pursuant to which the Mortgagor has assigned to the Lender interests in the leases of the Premises and the rents and income from the Premises.  All of the provisions of the Assignment are hereby incorporated herein as if fully set forth at length in the text of this Mortgage.  The Mortgagor agrees to abide by all of the provisions of the Assignment.

 

10.            Effect of Extensions of Time and Other Changes .  If the payment of the Indebtedness or any part thereof is extended or varied, if any part of any security for the payment of the Indebtedness is released, if the rate of interest charged under the Note is changed or if the time for payment thereof is extended or varied, all persons now or at any time hereafter liable therefor, or interested in the Premises or having an interest in the Mortgagor, shall be held to assent to such extension, variation, release or change and their liability and the lien and all of the provisions hereof shall continue in full force, any right of recourse against all such persons being expressly reserved by the Lender, notwithstanding such extension, variation, release or change.

 

11.            Effect of Changes in Laws Regarding Taxation .  If any law is enacted after the date hereof requiring (a) the deduction of any lien on the Premises from the value thereof for the purpose of taxation or (b) the imposition upon the Lender of the payment of the whole or any part of the Taxes, charges or liens herein required to be paid by the Mortgagor, or (c) a change in

 

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the method of taxation of mortgages, deeds of trust or debts secured by mortgages or deeds of trust or the Lender’s interest in the Premises, or the manner of collection of taxes, so as to affect this Mortgage or the Indebtedness or the holders thereof, then the Mortgagor, upon demand by the Lender, shall pay such Taxes or charges, or reimburse the Lender therefor; provided, however, that the Mortgagor shall not be deemed to be required to pay any income or franchise taxes of the Lender.  Notwithstanding the foregoing, if in the opinion of counsel for the Lender it is or may be unlawful to require the Mortgagor to make such payment or the making of such payment might result in the imposition of interest beyond the maximum amount permitted by law, then the Lender may declare all of the Indebtedness to be immediately due and payable.

 

12.            Lender’s Performance of Defaulted Acts and Expenses Incurred by Lender .  If an Event of Default under this Mortgage has occurred and is continuing, the Lender may, but need not, make any payment or perform any act herein required of the Mortgagor in any form and manner deemed expedient by the Lender, and may, but need not, make full or partial payments of principal or interest on prior encumbrances, if any, and purchase, discharge, compromise or settle any tax lien or other prior lien or title or claim thereof, or redeem from any tax sale or forfeiture affecting the Premises or consent to any tax or assessment or cure any default of the Mortgagor in any lease of the Premises.  All monies paid for any of the purposes herein authorized and all expenses paid or incurred in connection therewith, including reasonable attorneys’ fees, and any other monies advanced by the Lender in regard to any tax referred to in Section 8 hereof or to protect the Premises or the lien hereof, shall be so much additional Indebtedness, and shall become immediately due and payable by the Mortgagor to the Lender, upon demand, and with interest thereon accruing from the date of such demand until paid at the Default Rate (as defined in the Note or the Loan Agreement).  In addition to the foregoing, any costs, expenses and fees, including reasonable attorneys’ fees, incurred by the Lender in connection with (a) sustaining the lien of this Mortgage or its priority, (b) protecting or enforcing any of the Lender’s rights hereunder, (c) recovering any Indebtedness, (d) any litigation or proceedings affecting the Note, this Mortgage, any of the other Loan Documents or the Premises, including without limitation, bankruptcy and probate proceedings, or (e) preparing for the commencement, defense or participation in any threatened litigation or proceedings affecting the Note, this Mortgage, any of the other Loan Documents or the Premises, shall be so much additional Indebtedness, and shall become immediately due and payable by the Mortgagor to the Lender, upon demand, and with interest thereon accruing from the date of such demand until paid at the Default Rate.  The interest accruing under this Section shall be immediately due and payable by the Mortgagor to the Lender, and shall be additional Indebtedness evidenced by the Note and secured by this Mortgage.  The Lender’s failure to act shall never be considered as a waiver of any right accruing to the Lender on account of any Event of Default under this Mortgage or any of the other Loan Documents.  Should any amount paid out or advanced by the Lender hereunder, or pursuant to any agreement executed by the Mortgagor in connection with the Loan, be used directly or indirectly to pay off, discharge or satisfy, in whole or in part, any lien or encumbrance upon the Premises or any part thereof, then the Lender shall be subrogated to any and all rights, equal or superior titles, liens and equities, owned or claimed by any owner or holder of said outstanding liens, charges and indebtedness, regardless of whether said liens, charges and indebtedness are acquired by assignment or have been released of record by the holder thereof upon payment.

 

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13.            Security Agreement .  The Mortgagor and the Lender agree that this Mortgage shall constitute a Security Agreement within the meaning of the Code with respect to (a) all sums at any time on deposit for the benefit of the Mortgagor or held by the Lender (whether deposited by or on behalf of the Mortgagor or anyone else) pursuant to any of the provisions of this Mortgage or the other Loan Documents, and (b) any personal property included in the granting clauses of this Mortgage, which personal property may not be deemed to be affixed to the Premises or may not constitute a “fixture” (within the meaning of the Code and which property is hereinafter referred to as Personal Property ), and all replacements of, substitutions for, additions to, and the proceeds thereof, and the supporting obligations (as defined in the Code) (all of said Personal Property and the replacements, substitutions and additions thereto and the proceeds thereof being sometimes hereinafter collectively referred to as Collateral ), and that a security interest in and to the Collateral is hereby granted to the Lender, and the Collateral and all of the Mortgagor’s right, title and interest therein are hereby assigned to the Lender, all to secure payment of the Indebtedness.  All of the provisions contained in this Mortgage pertain and apply to the Collateral as fully and to the same extent as to any other property comprising the Premises; and the following provisions of this Section shall not limit the applicability of any other provision of this Mortgage but shall be in addition thereto:

 

(a)            The Mortgagor (being the Debtor as that term is used in the Code) is and will be the true and lawful owner of the Collateral and has rights in and the power to transfer the Collateral, subject to no liens, charges or encumbrances other than the lien of this Mortgage, other liens and encumbrances benefiting the Lender and no other party, and liens and encumbrances, if any, expressly permitted by the other Loan Documents.

 

(b)            The Collateral is to be used by the Mortgagor solely for business purposes.

 

(c)            The Collateral will be kept at the Real Estate and, except for Collateral no longer useful in connection with the operation of the Real Estate, provided that prior to the sale or other disposition thereof, such Collateral has been replaced by property of at least equal value and utility and which is subject to the lien of this Mortgage, will not be removed therefrom without the consent of the Lender (being the Secured Party as that term is used in the Code).  The Collateral may be affixed to the Real Estate but will not be affixed to any other real estate.

 

(d)            The only persons having any interest in the Premises are the Mortgagor, the Lender and holders of interests, if any, expressly permitted hereby.

 

(e)            No Financing Statement (other than Financing Statements showing the Lender as the sole secured party, or with respect to liens or encumbrances, if any, expressly permitted hereby) covering any of the Collateral or any proceeds thereof is on file in any public office except pursuant hereto; and the Mortgagor, at the Mortgagor’s own cost and expense, upon demand, will furnish to the Lender such further information and will execute and deliver to the Lender such financing statements and other documents in form satisfactory to the Lender and will do all such acts as the Lender may request at any time or from time to time or as may be necessary or appropriate to establish and maintain a perfected security interest in the Collateral as security for the Indebtedness, subject to no other liens or encumbrances, other than liens or

 

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encumbrances benefiting the Lender and no other party, and liens and encumbrances (if any) expressly permitted hereby; and the Mortgagor will pay the cost of filing or recording such financing statements or other documents, and this instrument, in all public offices wherever filing or recording is deemed by the Lender to be desirable.  The Mortgagor hereby irrevocably authorizes the Lender at any time, and from time to time, to file in any jurisdiction any initial financing statements and amendments thereto, without the signature of the Mortgagor, that (i) indicate the Collateral (A) is comprised of all assets of the Mortgagor or words of similar effect, regardless of whether any particular asset comprising a part of the Collateral falls within the scope of Article 9 of the Uniform Commercial Code of the jurisdiction wherein such financing statement or amendment is filed, or (B) as being of an equal or lesser scope or within greater detail as the grant of the security interest set forth herein, and (ii) contain any other information required by the Uniform Commercial Code of the jurisdiction wherein such financing statement or amendment is filed regarding the sufficiency or filing office acceptance of any financing statement or amendment, including (A) whether the Mortgagor is an organization, the type of organization and any organizational identification number issued to the Mortgagor, and (B) in the case of a financing statement filed as a fixture filing or indicating Collateral as as-extracted collateral or timber to be cut, a sufficient description of the real property to which the Collateral relates.  The Mortgagor agrees to furnish any such information to the Lender promptly upon request.  The Mortgagor further ratifies and affirms its authorization for any financing statements and/or amendments thereto, executed and filed by the Lender in any jurisdiction prior to the date of this Mortgage.  In addition, the Mortgagor shall make appropriate entries on its books and records disclosing the Lender’s security interests in the Collateral.

 

(f)             Upon and during the continuance of an Event of Default under this Mortgage, the Lender shall have the remedies of a secured party under the Code, including, without limitation, the right to take immediate and exclusive possession of the Collateral, or any part thereof, and for that purpose, so far as the Mortgagor can give authority therefor, with or without judicial process, may enter (if this can be done without breach of the peace) upon any place which the Collateral or any part thereof may be situated and remove the same therefrom (provided that if the Collateral is affixed to real estate, such removal shall be subject to the conditions stated in the Code); and the Lender shall be entitled to hold, maintain, preserve and prepare the Collateral for sale, until disposed of, or may propose to retain the Collateral subject to the Mortgagor’s right of redemption in satisfaction of the Mortgagor’s obligations, as provided in the Code.  The Lender may render the Collateral unusable without removal and may dispose of the Collateral on the Premises.  The Lender may require the Mortgagor to assemble the Collateral and make it available to the Lender for its possession at a place to be designated by the Lender which is reasonably convenient to both parties.  The Lender will give the Mortgagor at least 10 days notice of the time and place of any public sale of the Collateral or of the time after which any private sale or any other intended disposition thereof is made. The requirements of reasonable notice shall be met if such notice is mailed, by certified United States mail or equivalent, postage prepaid, to the address of the Mortgagor hereinafter set forth at least 10 days before the time of the sale or disposition.  The Lender may buy at any public sale.  The Lender may buy at private sale if the Collateral is of a type customarily sold in a recognized market or is of a type which

 

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is the subject of widely distributed standard price quotations.  Any such sale may be held in conjunction with any foreclosure sale of the Premises.  If the Lender so elects, the Premises and the Collateral may be sold as one lot.  The net proceeds realized upon any such disposition, after deduction for the expenses of retaking, holding, preparing for sale, selling and the reasonable attorneys’ fees and legal expenses incurred by the Lender, shall be applied against the Indebtedness in such order or manner as the Lender shall select.  The Lender will account to the Mortgagor for any surplus realized on such disposition.

 

(g)            The terms and provisions contained in this Section, unless the context otherwise requires, shall have the meanings and be construed as provided in the Code.

 

(h)            This Mortgage is intended to be a financing statement filed as a fixture filing pursuant to Section 9-502(c) of the Code, as adopted in the State of Arkansas.  The addresses of the Mortgagor (Debtor) and the Lender (Secured Party) are hereinbelow set forth.  This Mortgage is to be filed for recording in appropriate public records of the county or counties where the Premises are located and Mortgagor hereby authorizes Lender to file any and all financing statements in the county or counties where the Premises are located, and/or such other jurisdictions as reasonably determined by Lender, in order to perfect the security interests created hereby.  The Mortgagor is the record owner of the Premises.

 

(i)             To the extent permitted by applicable law, the security interest created hereby is specifically intended to cover all Leases between the Mortgagor or its agents as lessor, and various tenants named therein, as lessee, including all extended terms and all extensions and renewals of the terms thereof, as well as any amendments to or replacement of said Leases, together with all of the right, title and interest of the Mortgagor, as lessor thereunder.

 

(j)             The Mortgagor represents and warrants that:  (i) the Mortgagor is the record owner of the Premises; (ii) the Mortgagor’s chief executive office is located in the State of Georgia; (iii) the Mortgagor’s state of organization is the State of Georgia; (iv) the Mortgagor’s exact legal name is as set forth on Page 1 of this Mortgage; and (v) the Mortgagor’s organizational identification number, if any, is as stated in the Loan Agreement.

 

(k)            The Mortgagor hereby agrees that:  (i) where Collateral is in possession of a third party, the Mortgagor will join with the Lender in notifying the third party of the Lender’s interest and obtaining an acknowledgment from the third party that it is holding the Collateral for the benefit of the Lender; (ii) the Mortgagor will cooperate with the Lender in obtaining control with respect to Collateral consisting of:  deposit accounts, investment property, letter of credit rights and electronic chattel paper; and (iii) until the Indebtedness is paid in full, Mortgagor will not change the state where it is located or change its name or form of organization without giving the Lender at least 30 days prior written notice in each instance.

 

14.            Events of Default; Acceleration .  Each of the following shall constitute an Event of Default under this Mortgage:

 

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(a)            The Mortgagor fails to pay any amount payable to the Lender under this Mortgage when any such payment is due in accordance with the terms hereof.

 

(b)            The Mortgagor fails to perform or observe, or to cause to be performed or observed, any other obligation, covenant, term, agreement or provision required to be performed or observed by the Mortgagor under this Mortgage; provided, however, that:

 

(i)            If such failure can be cured solely by the payment of money, such failure shall not constitute an Event of Default unless it shall continue for a period of five days after written notice to the Mortgagor;

 

(ii)            If such failure cannot be cured solely by the payment of money and does not pose an emergency or dangerous condition or a material threat to the security for the Loan, such failure shall not constitute an Event of Default unless it shall continue for a period of 30 days after written notice to the Mortgagor; and

 

(iii)           If a failure described in (ii) above is of such a nature that it cannot reasonably be cured within such 30-day period, and if such failure is susceptible of cure, it shall not constitute an Event of Default if corrective action is instituted by the Mortgagor within such 30-day period and is diligently pursued and such failure is cured within 90 days after the occurrence of such failure;

 

(c)            The occurrence of an Event of Default under the Loan Agreement, the Note or any of the other Loan Documents.

 

If an Event of Default occurs under this Mortgage, the Lender may, at its option, declare the whole of the Indebtedness to be immediately due and payable without further notice to the Mortgagor, with interest thereon accruing from the date of such Event of Default until paid at the Default Rate.

 

15.            Foreclosure; Expense of Litigation .

 

(a)            When all or any part of the Indebtedness shall become due, whether by acceleration or otherwise, the Lender shall have the right to foreclose the lien hereof for such Indebtedness or part thereof and/or exercise any right, power or remedy provided (i) in this Mortgage or any of the other Loan Documents in accordance with the applicable laws of the State of Arkansas, or (ii) under Arkansas law including the use of non-judicial statutory foreclosure proceedings.  In the event of a foreclosure sale, the Lender is hereby authorized, without the consent of the Mortgagor, to assign any and all insurance policies to the purchaser at such sale or to take such other steps as the Lender may deem advisable to cause the interest of such purchaser to be protected by any of such insurance policies.

 

(b)            In any suit or other proceeding to foreclose this Mortgage or enforce any other remedy of the Lender under this Mortgage or the Note, there shall be allowed and included as additional indebtedness in the decree for sale or other judgment or decree all expenditures and expenses which may be actually paid or incurred by or on behalf of the Lender for reasonable attorneys’ fees, appraisers’ fees, outlays for documentary and expert evidence, stenographers’ charges, publication costs, and costs (which may be estimated as to items to be expended after

 

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entry of the decree) of procuring all such abstracts of title, title searches and examinations, title insurance policies, and similar data and assurances with respect to the title as the Lender may deem reasonably necessary either to prosecute such suit or to evidence to bidders at any sale which may be had pursuant to such decree the true condition of the title to or the value of the Premises.  All expenditures and expenses of the nature mentioned in this Section and such other expenses and fees as may be incurred in the enforcement of the Mortgagor’s obligations hereunder, the protection of said Premises and the maintenance of the interest created by this Mortgage, including the actual and reasonable fees of any attorney employed by the Lender in any litigation or proceeding affecting this Mortgage, the Note, or the Premises, including probate and bankruptcy proceedings, or in preparations for the commencement or defense of any proceeding or threatened suit or proceeding shall be immediately due and payable by the Mortgagor, with interest thereon until paid at the Default Rate and shall be secured by this Mortgage.

 

(c)            Upon any foreclosure sale, the Lender may bid for and purchase the Premises in whole or in parcels and shall be entitled to apply all or any part of any indebtedness or obligation secured hereby as a credit to the purchase price.

 

16.            Application of Proceeds of Foreclosure Sale .  The proceeds of any foreclosure sale of the Premises shall be distributed and applied in accordance with the applicable laws of the State of Arkansas and, unless otherwise specified therein, in such order as the Lender may determine in its sole and absolute discretion, subject to any express provisions of the Loan Agreement.

 

17.            Appointment of Receiver .  Upon or at any time after the filing of a complaint to foreclose this Mortgage, the court in which such complaint is filed shall, upon petition by the Lender, appoint a receiver for the Premises in accordance with the applicable laws of the State of Arkansas.  Such appointment may be made either before or after sale, without notice, without regard to the solvency or insolvency of the Mortgagor at the time of application for such receiver and without regard to the value of the Premises or whether the same shall be then occupied as a homestead or not and the Lender hereunder or any other holder of the Note may be appointed as such receiver.  Such receiver shall have power to collect the rents, issues and profits of the Premises (i) during the pendency of such foreclosure suit, (ii) in case of a sale and a deficiency, during the full statutory period of redemption, whether there be redemption or not, and (iii) during any further times when the Mortgagor, but for the intervention of such receiver, would be entitled to collect such rents, issues and profits.  Such receiver also shall have all other powers and rights that may be necessary or are usual in such cases for the protection, possession, control, management and operation of the Premises during said period, including, to the extent permitted by law, the right to lease all or any portion of the Premises for a term that extends beyond the time of such receiver’s possession without obtaining prior court approval of such lease.  The court from time to time may authorize the application of the net income received by the receiver in payment of (a) the Indebtedness, or any amount found due or secured by any judgment or decree foreclosing this Mortgage, or any tax, special assessment or other lien which may be or become superior to the lien hereof or of such judgment or decree, provided such application is made prior to foreclosure sale, and (b) any deficiency upon a sale and deficiency.

 

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18.            Lender’s Right of Possession in Case of Default .  At any time after an Event of Default under this Mortgage has occurred and is continuing, the Mortgagor shall, upon demand of the Lender, surrender to the Lender possession of the Premises.  The Lender, in its discretion, may, with process of law, enter upon and take and maintain possession of all or any part of the Premises, together with all documents, books, records, papers and accounts relating thereto, and may exclude the Mortgagor and its employees, agents or servants therefrom, and the Lender may then hold, operate, manage and control the Premises, either personally or by its agents.  The Lender shall have full power to use such measures, legal or equitable, as in its discretion may be deemed proper or necessary to enforce the payment or security of the avails, rents, issues, and profits of the Premises, including actions for the recovery of rent, actions in forcible detainer and actions in distress for rent.  Without limiting the generality of the foregoing, but subject to applicable Arkansas law, the Lender shall have full power to:

 

(a)            Cancel or terminate any lease or sublease for any cause or on any ground which would entitle the Mortgagor to cancel the same;

 

(b)            Elect to disaffirm any lease or sublease which is then subordinate to this Mortgage;

 

(c)            Extend or modify any then existing leases and to enter into new leases, which extensions, modifications and leases may provide for terms to expire, or for options to lessees to extend or renew terms to expire, beyond the Maturity Date and beyond the date of the issuance of a deed or deeds to a purchaser or purchasers at a foreclosure sale, it being understood and agreed that any such leases, and the options or other such provisions to be contained therein, shall be binding upon the Mortgagor and all persons whose interests in the Premises are subject to this Mortgage and upon the purchaser or purchasers at any foreclosure sale, notwithstanding any redemption from sale, discharge of the Indebtedness, satisfaction of any foreclosure judgment, or issuance of any certificate of sale or deed to any purchaser;

 

(d)            Make any repairs, renewals, replacements, alterations, additions, betterments and improvements to the Premises as the Lender deems are necessary;

 

(e)            Insure and reinsure the Premises and all risks incidental to the Lender’s possession, operation and management thereof; and

 

(f)             Receive all of such avails, rents, issues and profits.

 

19.            Application of Income Received by Lender .  The Lender, in the exercise of the rights and powers hereinabove conferred upon it, shall have full power to use and apply the avails, rents, issues and profits of the Premises to the payment of or on account of the following, in such order as the Lender may determine:

 

(a)            To the payment of the operating expenses of the Premises, including cost of management and leasing thereof (which shall include compensation to the Lender and its agent or agents, if management be delegated to an agent or agents, and shall also include lease commissions and other compensation and expenses of seeking and

 

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procuring tenants and entering into leases), established claims for damages, if any, and premiums on insurance hereinabove authorized;

 

(b)            To the payment of taxes and special assessments now due or which may hereafter become due on the Premises; and

 

(c)            To the payment of any Indebtedness, including any deficiency which may result from any foreclosure sale.

 

20.            Compliance with Law .

 

(a)            If any provision in this Mortgage shall be inconsistent with any provision of the applicable laws of the State of Arkansas, such laws shall take precedence over the provisions of this Mortgage, but shall not invalidate or render unenforceable any other provision of this Mortgage that can be construed in a manner consistent with such laws.

 

(b)            If any provision of this Mortgage shall grant to the Lender (including the Lender acting as a mortgagee-in-possession) or a receiver appointed pursuant to the provisions of this Mortgage any powers, rights or remedies prior to, upon or following the occurrence of an Event of Default under this Mortgage which are more limited than the powers, rights or remedies that would otherwise be vested in the Lender or in such receiver under the applicable laws of the State of Arkansas in the absence of said provision, the Lender and such receiver shall be vested with the powers, rights and remedies granted by such laws to the full extent permitted by law.

 

21.            Rights Cumulative .  Each right, power and remedy herein conferred upon the Lender is cumulative and in addition to every other right, power or remedy, express or implied, given now or hereafter existing under any of the Loan Documents or at law or in equity, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the Lender, and the exercise or the beginning of the exercise of one right, power or remedy shall not be a waiver of the right to exercise at the same time or thereafter any other right, power or remedy, and no delay or omission of the Lender in the exercise of any right, power or remedy accruing hereunder or arising otherwise shall impair any such right, power or remedy, or be construed to be a waiver of any Event of Default under this Mortgage or acquiescence therein.

 

22.            Lender’s Right of Inspection .  The Lender and its representatives shall have the right to inspect the Premises and the books and records with respect thereto at all reasonable times upon not less than 24 hours’ prior notice to the Mortgagor, and access thereto, subject to the rights of tenants in possession, shall be permitted for that purpose.

 

23.            Release Upon Payment and Discharge of Mortgagor’s Obligations .  The Lender shall release this Mortgage and the lien hereof by proper instrument upon payment and discharge of all Indebtedness, including payment of all reasonable expenses incurred by the Lender in connection with the execution of such release.

 

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24.            Notices .  All notices and other communications provided for in this Mortgage ( Notices ) shall be in writing.  The Notice Addresses of the parties for purposes of this Mortgage are as follows:

 

Mortgagor:

 

Little Rock HC&R Property Holdings, LLC

Two Buckhead Plaza

3050 Peachtree Road NW, Suite 355

Atlanta, Georgia  30305

Attention: Boyd P. Gentry

 

 

 

With a copy to:

 

Holt Ney Zatcoff & Wasserman, LLP

100 Galleria Parkway, Suite 1800

Atlanta, Georgia  30339

Attention: Gregory P. Youra

 

 

 

Lender:

 

The PrivateBank and Trust Company

120 South LaSalle Street

Chicago, Illinois 60603

Attention: Amy K. Hallberg

 

 

 

With a copy to:

 

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

Attention :  Alvin L. Kruse

 

or such other address as a party may designate by notice duly given in accordance with this Section to the other parties.  A Notice to a party shall be effective when delivered to such party’s Notice Address by any means, including, without limitation, personal delivery by the party giving the Notice, delivery by United States regular, certified or registered mail, or delivery by a commercial courier or delivery service.  If the Notice Address of a party includes a facsimile number or electronic mail address, Notice given by facsimile or electronic mail shall be effective when delivered at such facsimile number or email address.  If delivery of a Notice is refused, it shall be deemed to have been delivered at the time of such refusal of delivery.  The party giving a Notice shall have the burden of establishing the fact and date of delivery or refusal of delivery of a Notice.

 

25.            Waiver of Rights .   The Mortgagor hereby covenants and agrees that it will not at any time insist upon or plead, or in any manner claim or take any advantage of, any stay, exemption, extension, homestead, dower, reinstatement or redemption law or any so-called “Moratorium Law” now or at any time hereafter in force providing for the valuation or appraisement of the Premises, or any part thereof, prior to any sale or sales thereof to be made pursuant to any provisions herein contained, or to any decree, judgment or order of any court of competent jurisdiction; or, after such sale or sales, claim or exercise any rights under any statute now or hereafter in force to redeem the property so sold, or any part thereof, or relating to the marshalling thereof, upon foreclosure sale or other enforcement hereof; and without limiting the foregoing:

 

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(a)            The Mortgagor specifically acknowledges that the transaction to which this Mortgage is a part is a transaction which does not include either agricultural real property or residential real estate and the Mortgagor hereby expressly, voluntarily and  knowingly waives any and all rights of appraisement, valuation, stay, extension, homestead, dower, reinstatement and redemption, if any, under any order, judgment or decree of foreclosure of this Mortgage, on its own behalf and on behalf of each and every person, it being the intent hereof that any and all such rights of appraisement, valuation, stay, extension, homestead, dower, reinstatement and redemption of the Mortgagor and of all other persons are and shall be deemed to be hereby waived to the full extent permitted by the applicable laws of the State of Arkansas, and the Mortgagor specifically waives all redemption powers and rights which otherwise might be available to Mortgagor pursuant to Ark. Code Ann. § 16-66-502 and Ark. Code Ann. § 18-49-106, or that Act No. 153 of the Arkansas General Assembly passed on May 8, 1899; and

 

(b)            The Mortgagor will not invoke or utilize any such law or laws or otherwise hinder, delay or impede the execution of any right, power or remedy herein or otherwise granted or delegated to the Lender but will suffer and permit the execution of every such right, power and remedy as though no such law or laws had been made or enacted.

 

26.            Contests .  Notwithstanding anything to the contrary herein contained, the Mortgagor shall have the right to contest by appropriate legal proceedings diligently prosecuted any Taxes imposed or assessed upon the Premises or which may be or become a lien thereon and any mechanics’, materialmen’s or other liens or claims for lien upon the Premises (each, a Contested Lien ), and no Contested Lien shall constitute an Event of Default under this Mortgage, if, but only if:

 

(a)            The Mortgagor shall forthwith give notice of any Contested Lien to the Lender at the time the same shall be asserted;

 

(b)            The Mortgagor shall either pay under protest or deposit with the Lender the full amount (the Lien Amount ) of such Contested Lien, together with such amount as the Lender may reasonably estimate as interest or penalties which might arise during the period of contest; provided that in lieu of such payment the Mortgagor may furnish to the Lender a bond or title indemnity in such amount and form, and issued by a bond or title insuring company, as may be satisfactory to the Lender;

 

(c)            The Mortgagor shall diligently prosecute the contest of any Contested Lien by appropriate legal proceedings having the effect of staying the foreclosure or forfeiture of the Premises, and shall permit the Lender to be represented in any such contest and shall pay all expenses incurred, in so doing, including fees and expenses of the Lender’s counsel (all of which shall constitute so much additional Indebtedness bearing interest at the Default Rate until paid, and payable upon demand);

 

(d)            The Mortgagor shall pay each such Contested Lien and all Lien Amounts together with interest and penalties thereon (i) if and to the extent that any such Contested Lien shall be determined adverse to the Mortgagor, or (ii) forthwith upon demand by the

 

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Lender if, in the opinion of the Lender, and notwithstanding any such contest, the Premises shall be in jeopardy or in danger of being forfeited or foreclosed; provided that if the Mortgagor shall fail so to do, the Lender may, but shall not be required to, pay all such Contested Liens and Lien Amounts and interest and penalties thereon and such other sums as may be necessary in the judgment of the Lender to obtain the release and discharge of such liens; and any amount expended by the Lender in so doing shall be so much additional Indebtedness bearing interest at the Default Rate until paid, and payable upon demand; and provided further that the Lender may in such case use and apply monies deposited as provided in paragraph (b) of this Section and may demand payment upon any bond or title indemnity furnished as aforesaid.

 

27.            Expenses Relating to Note and Mortgage .

 

(a)            The Mortgagor will pay all expenses, charges, costs and fees relating to the Loan or necessitated by the terms of the Note, this Mortgage or any of the other Loan Documents, including without limitation, the Lender’s reasonable attorneys’ fees actually incurred in connection with the negotiation, documentation, administration, servicing and enforcement of the Note, this Mortgage and the other Loan Documents, all filing, registration and recording fees, all other expenses incident to the execution and acknowledgment of this Mortgage and all federal, state, county and municipal taxes, and other taxes (provided the Mortgagor shall not be required to pay any income or franchise taxes of the Lender), duties, imposts, assessments and charges arising out of or in connection with the execution and delivery of the Note and this Mortgage.  The Mortgagor recognizes that, during the term of this Mortgage, the Lender:

 

(i)             May be involved in court or administrative proceedings, including, without restricting the foregoing, foreclosure, probate, bankruptcy, creditors’ arrangements, insolvency, housing authority and pollution control proceedings of any kind, to which the Lender shall be a party by reason of the Loan Documents or in which the Loan Documents or the Premises are involved directly or indirectly;

 

(ii)            May make preparations following the occurrence of an Event of Default under this Mortgage for the commencement of any suit for the foreclosure hereof, which may or may not be actually commenced;

 

(iii)           May make preparations following the occurrence of an Event of Default under this Mortgage for, and do work in connection with, the Lender’s taking possession of and managing the Premises, which event may or may not actually occur;

 

(iv)           May make preparations for and commence other private or public actions to remedy an Event of Default under this Mortgage, which other actions may or may not be actually commenced;

 

(v)            May enter into negotiations with the Mortgagor or any of its agents, employees or attorneys in connection with the existence or curing of any Event of Default under this Mortgage, the sale of the Premises, the assumption of liability for any of the Indebtedness or the transfer of the Premises in lieu of foreclosure; or

 

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(vi)           May enter into negotiations with the Mortgagor or any of its agents, employees or attorneys pertaining to the Lender’s approval of actions taken or proposed to be taken by the Mortgagor which approval is required by the terms of this Mortgage.

 

(b)            All expenses, charges, costs and fees described in this Section shall be so much additional Indebtedness, shall bear interest from the date so incurred until paid at the Default Rate and shall be paid, together with said interest, by the Mortgagor forthwith upon demand.

 

28.            Statement of Indebtedness .  The Mortgagor, within seven days after being so requested by the Lender, shall furnish a duly acknowledged written statement setting forth the amount of the debt secured by this Mortgage, the date to which interest has been paid and stating either that no offsets or defenses exist against such debt or, if such offsets or defenses are alleged to exist, the nature thereof.

 

29.            Further Instruments .  Upon request of the Lender, the Mortgagor shall execute, acknowledge and deliver all such additional instruments and further assurances of title and shall do or cause to be done all such further acts and things as may reasonably be necessary fully to effectuate the intent of this Mortgage and of the other Loan Documents.

 

30.            Additional Indebtedness Secured .  All persons and entities with any interest in the Premises or about to acquire any such interest should be aware that this Mortgage secures more than the stated principal amount of the Note and interest thereon; this Mortgage secures any and all other amounts which may become due under the Note, any of the other Loan Documents or any other document or instrument evidencing, securing or otherwise affecting the Indebtedness, including, without limitation, any and all amounts expended by the Lender to operate, manage or maintain the Premises or to otherwise protect the Premises or the lien of this Mortgage.

 

31.            Indemnity .  The Mortgagor hereby covenants and agrees that no liability shall be asserted or enforced against the Lender in the exercise of the rights and powers granted to the Lender in this Mortgage, and the Mortgagor hereby expressly waives and releases any such liability, except to the extent resulting from the gross negligence or willful misconduct of the Lender.  The Mortgagor shall indemnify and save the Lender harmless from and against any and all liabilities, obligations, losses, damages, claims, costs and expenses, including reasonable attorneys’ fees and court costs actually incurred (collectively, Claims ), of whatever kind or nature which may be imposed on, incurred  by or asserted against the Lender at any time by any third party which relate to or arise from:  (a) any suit or proceeding (including probate and bankruptcy proceedings), or the threat thereof, in or to which the Lender may or does become party, either as plaintiff or as defendant, by reason of this Mortgage or for the purpose of protecting the lien of this Mortgage; (b) the offer for sale or sale of all or any portion of the Premises; and (c) the ownership, leasing, use, operation or maintenance of the Premises, if such Claims relate to or arise from actions taken prior to the surrender of possession of the Premises to the Lender in accordance with the terms of this Mortgage; provided, however, that the Mortgagor shall not be obligated to indemnify or hold the Lender harmless from and against any Claims directly arising from the gross negligence or willful misconduct of the Lender.  All costs provided for herein and paid for by the Lender shall be so much additional Indebtedness and

 

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shall become immediately due and payable upon demand by the Lender and with interest thereon from the date incurred by the Lender until paid at the Default Rate.

 

32.            Subordination of Property Manager’s Lien .  Any property management agreement for the Premises entered into hereafter with a property manager shall contain a provision whereby the property manager agrees that any and all mechanics’ lien rights that the property manager or anyone claiming by, through or under the property manager may have in the Premises shall be subject and subordinate to the lien of this Mortgage and shall provide that the Lender may terminate such agreement, without penalty or cost, at any time after the occurrence of an Event of Default under this Mortgage.  Such property management agreement or a short form thereof, at the Lender’s request, shall be recorded in the appropriate public records of the county where the Premises are located.  In addition, if the property management agreement in existence as of the date hereof does not contain a subordination provision, the Mortgagor shall cause the property manager under such agreement to enter into a subordination of the management agreement with the Lender, in recordable form, whereby such property manager subordinates present and future lien rights and those of any party claiming by, through or under such property manager to this Mortgage.

 

33.            Compliance with Environmental Laws .  Concurrently herewith the Mortgagor and the Guarantors have executed and delivered to the Lender that certain Environmental Indemnity Agreement dated as of the date hereof (the Indemnity ) pursuant to which the Mortgagor and the Guarantors have indemnified the Lender for environmental matters concerning the Premises, as more particularly described therein.  The provisions of the Indemnity are hereby incorporated herein and this Mortgage shall secure the obligations of the Mortgagor thereunder.

 

34.            Miscellaneous .

 

(a)            Incorporation of Sections 12.2 and 12.3 of Loan Agreement .  The provisions of Sections 12.2 and 12.3 of the Loan Agreement are hereby incorporated into and made a part of this Mortgage.

 

(b)            Usury and Truth in Lending .  Notwithstanding the provisions contained in Section 34(d) of this Mortgage to the contrary, the Mortgagor acknowledges that the Loan evidenced in the Loan Agreement was solicited, negotiated, closed and funded outside the State of Arkansas, and the Mortgagor waives any argument that the laws of the State of Arkansas shall apply for usury purposes.  The Loan is an exempted transaction under the Truth In Lending Act, 15 U.S.C., §1601, et seq.

 

(c)            Successors and Assigns .  This Mortgage and all provisions hereof shall be binding upon and enforceable against the Mortgagor and its assigns and other successors.  This Mortgage and all provisions hereof shall inure to the benefit of the Lender, its successors and assigns and any holder or holders, from time to time, of the Note.

 

(d)            Invalidity of Provisions; Governing Law .  In the event that any provision of this Mortgage is deemed to be invalid by reason of the operation of law, or by reason of the interpretation placed thereon by any administrative agency or any court, the Mortgagor and the

 

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Lender shall negotiate an equitable adjustment in the provisions of the same in order to effect, to the maximum extent permitted by law, the purpose of this Mortgage and the validity and enforceability of the remaining provisions, or portions or applications thereof, shall not be affected thereby and shall remain in full force and effect.  Subject to the provisions contained in Section 34(b) of this Mortgage, this Mortgage is to be construed in accordance with and governed by the laws of the State of Arkansas.

 

(e)            Municipal Requirements .  The Mortgagor shall not by act or omission permit any building or other improvement on premises not subject to the lien of this Mortgage to rely on the Premises or any part thereof or any interest therein to fulfill any municipal or governmental requirement, and the Mortgagor hereby assigns to the Lender any and all rights to give consent for all or any portion of the Premises or any interest therein to be so used.  Similarly, no building or other improvement on the Premises shall rely on any premises not subject to this Mortgage or any interest therein to fulfill any governmental or municipal requirement.  Any act or omission by the Mortgagor which would result in a violation of any of the provisions of this paragraph shall be void.

 

(f)             Rights of Tenants .  The Lender shall have the right and option to commence a civil action to foreclose this Mortgage and to obtain a decree of foreclosure and sale subject to the rights of any tenant or tenants of the Premises having an interest in the Premises prior to that of the Lender.  The failure to join any such tenant or tenants of the Premises as party defendant or defendants in any such civil action or the failure of any decree of foreclosure and sale to foreclose their rights shall not be asserted by the Mortgagor as a defense in any civil action instituted to collect the Indebtedness, or any part thereof or any deficiency remaining unpaid after foreclosure and sale of the Premises, any statute or rule of law at any time existing to the contrary notwithstanding.

 

(g)            Option of Lender to Subordinate .  At the option of the Lender, this Mortgage shall become subject and subordinate, in whole or in part (but not with respect to priority of entitlement to insurance proceeds or any condemnation or eminent domain award) to any and all leases of all or any part of the Premises upon the execution by the Lender of a unilateral declaration to that effect and the recording thereof in the appropriate public records in and for the county wherein the Premises are situated.

 

(h)            Mortgagee-in-Possession .  Nothing herein contained shall be construed as constituting the Lender a mortgagee-in-possession in the absence of the actual taking of possession of the Premises by the Lender pursuant to this Mortgage.

 

(i)             Relationship of Lender and Mortgagor .  The Lender shall in no event be construed for any purpose to be a partner, joint venturer, agent or associate of the Mortgagor or of any lessee, operator, concessionaire or licensee of the Mortgagor in the conduct of their respective businesses, and, without limiting the foregoing, the Lender shall not be deemed to be such partner, joint venturer, agent or associate on account of the Lender becoming a mortgagee-in-possession or exercising any rights pursuant to this Mortgage, any of the other Loan Documents, or otherwise.  The relationship of the Mortgagor and the Lender hereunder is solely that of debtor/creditor.

 

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(j)             Time of the Essence .  Time is of the essence of the payment by the Mortgagor of all amounts due and owing to the Lender under the Note and the other Loan Documents and the performance and observance by the Mortgagor of all terms, conditions, obligations and agreements contained in this Mortgage and the other Loan Documents.

 

(k)            No Merger .  The parties hereto intend that this Mortgage and the interest hereunder shall not merge in the fee simple title to the Premises, and if the Lender acquires any additional or other interest in or to the Premises or the ownership thereof, then, unless a contrary intent is manifested by the Lender as evidenced by an express statement to that effect in an appropriate document duly recorded, this Mortgage and the interest hereunder shall not merge in the fee simple title and this Mortgage may be foreclosed as if owned by a stranger to the fee simple title.

 

(l)             Complete Agreement; No Reliance; Modifications .  This Mortgage, the Note and the other Loan Documents constitute the complete agreement between the parties with respect to the subject matter hereof.  The Mortgagor acknowledges that it is executing this Mortgage without relying on any statements, representations or warranties, either oral or written, that are not expressly set forth herein or in the other Loan Documents.  This Mortgage and the Loan Documents may not be modified, altered or amended except by an agreement in writing signed by both the Mortgagor and the Lender.

 

(m)           Captions .  The captions and headings of various Sections and paragraphs of this Mortgage and exhibits pertaining hereto are for convenience only and are not to be considered as defining or limiting in any way the scope or intent of the provisions hereof.

 

(n)            Gender and Number .  Any word herein which is expressed in the masculine or neuter gender shall be deemed to include the masculine, feminine and neuter genders.  Any word herein which is expressed in the singular or plural number shall be deemed, whenever appropriate in the context, to include the singular and the plural.

 

(o)            Execution of Counterparts .  This Mortgage may be executed in any number of counterparts and by the different parties hereto on separate counterparts and each such counterpart shall be deemed to be an original, but all such counterparts shall together constitute but one and the same document.  Receipt of an executed signature page to this Mortgage by facsimile or other electronic transmission shall constitute effective delivery thereof.  An electronic record of this executed Mortgage maintained by the Lender shall be deemed to be an original.

 

(p)            Construction .  Each party to this Mortgage and legal counsel to each party have participated in the drafting of this Mortgage, and accordingly the general rule of construction to the effect that any ambiguities in a contract are resolved against the party drafting the contract shall not be employed in the construction and interpretation of this Mortgage.

 

35.            Litigations Provisions .

 

(a)            Consent to Jurisdiction THE MORTGAGOR CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, AND OF ANY STATE OR FEDERAL COURT LOCATED OR

 

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HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED, IN WHICH ANY LEGAL PROCEEDING MAY BE COMMENCED OR PENDING RELATING IN ANY MANNER TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

(b)            Consent to Venue THE MORTGAGOR AGREES THAT ANY LEGAL PROCEEDING RELATING TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS MAY BE BROUGHT AGAINST THE MORTGAGOR IN ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED.  THE MORTGAGOR WAIVES ANY OBJECTION TO VENUE IN ANY SUCH COURT AND WAIVES ANY RIGHT IT MAY HAVE TO TRANSFER OR CHANGE THE VENUE FROM ANY SUCH COURT.

 

(c)            No Proceedings in Other Jurisdictions THE MORTGAGOR AGREES THAT IT WILL NOT COMMENCE ANY LEGAL PROCEEDING AGAINST THE LENDER RELATING IN ANY MANNER TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS IN ANY COURT OTHER THAN A STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR IF A LEGAL PROCEEDING IS COMMENCED BY THE LENDER AGAINST THE MORTGAGOR IN A COURT IN ANOTHER LOCATION, BY WAY OF A COUNTERCLAIM IN SUCH LEGAL PROCEEDING.

 

(d)            Waiver of Jury Trial THE MORTGAGOR HEREBY WAIVES TRIAL BY JURY IN ANY LEGAL PROCEEDING RELATING TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

36.            Definitions of Certain Terms .  The following terms shall have the following meanings in this Mortgage:

 

Code :  The Uniform Commercial Code of the State of Arkansas as from time to time in effect; provided, however, that in the event that, by reason of mandatory provisions of law, any or all of the attachment, perfection or priority of, or remedies with respect to, the security interest in any collateral is governed by the Uniform Commercial Code as in effect in a jurisdiction other than the State of Arkansas, the term “Code” shall mean the Uniform Commercial Code as in effect in such other jurisdiction for purposes of the provisions of this Mortgage or the other Loan Documents relating to such attachment, perfection, priority or remedies and for purposes of definitions related to such provisions.

 

Default :  When used in reference to this Mortgage or any other document, or in reference to any provision of or obligation under this Mortgage or any other document, the occurrence of an event or the existence of a condition which, with the passage of time or the giving of notice, or both, would constitute an Event of Default under this Mortgage or such other document, as the case may be.

 

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Event of Default :  The following: (i) when used in reference to this Mortgage, one or more of the events or occurrences referred to in Section 14 of this Mortgage; and (ii) when used in reference to any other document, a default or event of default under such document that has continued after the giving of any applicable notice and the expiration of any applicable grace or cure periods.

 

Hedging Agreements :  The following: (i) any ISDA Master Agreement between the Mortgagor and the Lender or any other provider, (ii) any Schedule to Master Agreement between the Mortgagor and the Lender or any other provider, and (iii) all other agreements entered into from time to time by the Mortgagor and the Lender or any other provider relating to Hedging Transactions.

 

Hedging Transaction :  Any transaction (including an agreement with respect thereto) now existing or hereafter entered into between the Mortgagor and the Lender or any other provider which is a rate swap, basis swap, forward rate transaction, commodity swap, commodity option, equity or equity index swap, equity or equity index option, bond option, interest rate option, foreign exchange transaction, cap transaction, floor transaction, collar transaction, forward transaction, currency swap transaction, cross-currency rate swap transaction, currency option or any other similar transaction (including any option with respect to any of these transactions) or any combination thereof, whether linked to one or more interest rates, foreign currencies, commodity prices, equity prices or other financial measures.

 

[SIGNATURE PAGE(S) AND EXHIBIT(S),

IF ANY, FOLLOW THIS PAGE]

 

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IN WITNESS WHEREOF , the Mortgagor has executed and delivered this Mortgage as of the day and year first above written.

 

 

 

LITTLE ROCK HC&R PROPERTY HOLDINGS, LLC

 

 

 

 

 

By

/s/ Christopher F. Brogdon

 

 

Christopher F. Brogdon, Manager

 

- AdCare Little Rock Owner Loan Mortgage (Little Rock) -

- Signature Page 1 -

 



 

ACKNOWLEDGMENT

 

STATE OF GEORGIA

)

 

 

)  ss:

 

COUNTY OF COBB

)

 

 

On this day, before me, the undersigned, a Notary Public, duly commissioned, qualified and acting, within and for said County and State, appeared in person the within named Christopher F. Brogdon, to me personally well known, who stated that he is the Manager of Little Rock HC&R Property Holdings, LLC, a Georgia limited liability company and was duly authorized in that capacity to execute the foregoing instrument for and in the name and behalf of said company, and further stated and acknowledged that he had so signed, executed and delivered the foregoing instrument for the consideration, uses and purposes therein mentioned and set forth.

 

IN TESTIMONY WHEREOF, I have hereunto set my hand and official seal this 1st day of April, 2012.

 

 

 

/s/ Ellen W. Smith

 

 

Notary Public

 

 

 

 

 

 

My Commission Expires:

 

 

 

 

 

January 30, 2016

 

 

(S E A L)

 

 

 

- AdCare Little Rock  Owner Loan Mortgage (Little Rock) -

- Signature Page 2 -

 


Exhibit 10.13

 

14310138

 

(2.1)

03-28-12

 

 

 

This Document Prepared by

and after Recording Return to:

 

Alvin L. Kruse

Amy L. Kurland

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

 

MORTGAGE, SECURITY AGREEMENT,

 

ASSIGNMENT OF RENTS AND LEASES AND FIXTURE FILING

 

THIS MORTGAGE, SECURITY AGREEMENT, ASSIGNMENT OF RENTS AND LEASES AND FIXTURE FILING dated as of April 1, 2012 (this Mortgage ), is executed by NORTHRIDGE HC&R PROPERTY HOLDINGS, LLC , a Georgia limited liability company (the Mortgagor ), whose address is Two Buckhead Plaza, 3050 Peachtree Road NW, Suite 355, Atlanta, Georgia 30305, to and for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation (the Lender ), whose address is 120 South LaSalle Street, Chicago, Illinois 60603.

 

RECITALS

 

A.            Pursuant to the terms and conditions of a Loan Agreement of even date herewith (the Loan Agreement ) by and among the Mortgagor, Little Rock HC&R Property Holdings, LLC, a Georgia limited liability company, Woodland Hills HC Property Holdings, LLC, a Georgia limited liability company (the Mortgagor together with Little Rock HC&R Property Holdings, LLC and Woodland Hills HC Property Holdings, LLC, the Borrowers ) and the Lender, the Lender has agreed to make a loan to the Borrowers in the maximum principal amount of $21,800,000 (the Loan ) The Loan will bear interest at variable interest rates based on the per annum rate of interest at which United States dollar deposits are offered in the London Interbank Eurodollar market, subject to being converted to interest at a variable rate based on the Lender’s prime rate of interest from time to time in effect under certain circumstances as provided in the Note referred to below. The Loan shall be evidenced by a Promissory Note of even date herewith (the Note ), executed by the Borrowers and made payable to the order of the Lender in the principal amount of the Loan and due on March 30, 2017 (the Maturity Date ) , except as it may be accelerated pursuant to the terms hereof, or of the Note or the Loan Agreement or any of the other Loan Documents (as defined in the Loan Agreement).

 

B.            As is provided in the Loan Agreement, the Lender may extend a revolving loan (the Operator Loan ) to Little Rock HC&R Nursing, LLC, Northridge HC&R Nursing, LLC

 



 

and Woodland Hills HC Nursing, LLC, each a Georgia limited liability company (the Operators ), pursuant to the Operator Loan Documents (as defined in the Loan Agreement).

 

C.            A condition precedent to the Lender’s extension of the Loan to the Mortgagor, and to the making of the Operator Loan by the Lender to the Operators, is the execution and delivery by the Mortgagor of this Mortgage.

 

AGREEMENTS

 

FOR GOOD AND VALUABLE CONSIDERATION , including the indebtedness hereby secured, the receipt and sufficiency of which are hereby acknowledged, the Mortgagor agrees as follows:

 

The Mortgagor hereby mortgages, grants, bargains, sells, assigns, remises, releases, warrants and conveys to the Lender, its successors and assigns, and grants a security interest in, the following described property, rights and interests (referred to collectively herein as the Premises ), all of which property, rights and interests are hereby pledged primarily and on a parity with the Real Estate (as defined below) and not secondarily, and as to any portion of the Premises constituting property subject to the Code (as defined in Section 36 of this Mortgage), this Mortgage is intended to be a security agreement under the Code for the purpose of creating hereby a security interest in such portion of the Premises, which the Mortgagor hereby grants to the Lender as secured party, and with all terms used below with respect to such portions of the Premises which are defined in the Code to have the meanings provided in the Code:

 

(a)           The real estate located in the County of Pulaski, State of Arkansas and legally described on Exhibit A attached hereto and made a part hereof (the Real Estate );

 

(b)           All improvements of every nature whatsoever now or hereafter situated on the Real Estate, and all fixtures and personal property of every nature whatsoever now or hereafter owned by the Mortgagor and located on, or used in connection with the Real Estate or the improvements thereon, or in connection with any construction thereon, including all extensions, additions, improvements, betterments, renewals, substitutions and replacements to any of the foregoing and all of the right, title and interest of the Mortgagor in and to any such personal property or fixtures together with the benefit of any deposits or payments now or hereafter made on such personal property or fixtures by the Mortgagor or on its behalf (the Improvements );

 

(c)           All easements, rights of way, gores of real estate, streets, ways, alleys, passages, sewer rights, waters, water courses, water rights and powers, all oil, gas and other minerals, whether surface or subsurface, and all estates, rights, titles, interests, privileges, liberties, tenements, hereditaments and appurtenances whatsoever, in any way now or hereafter belonging, relating or appertaining to the Real Estate, and the reversions, remainders, rents, issues and profits thereof, and all the estate, right, title, interest, property, possession, claim and demand whatsoever, at law as well as in equity, of the Mortgagor of, in and to the same;

 

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(d)           All rents, revenues, issues, profits, proceeds, income, royalties, accounts, including health-care-insurance receivables, escrows, letter-of-credit rights, security deposits, impounds, reserves, tax refunds and other rights to monies from the Premises and/or the businesses and operations conducted by the Mortgagor thereon, to be applied against the Indebtedness (as hereinafter defined); provided, however, that the Mortgagor, so long as no “ Event of Default ” (as defined in Section 36 of this Mortgage) has occurred and is continuing hereunder, may collect rent as it becomes due, but not more than one month in advance thereof;

 

(e)           All interest of the Mortgagor in all leases now or hereafter on the Premises, whether written or oral (each, a Lease , and collectively, the Leases ), together with all security therefor and all monies payable thereunder, subject, however, to the conditional permission hereinabove given to the Mortgagor to collect the rentals under any such Lease;

 

(f)            All fixtures and articles of personal property now or hereafter owned by the Mortgagor and forming a part of or used in connection with the Real Estate or the Improvements, including, but without limitation, any and all air conditioners, antennae, appliances, apparatus, awnings, basins, bathtubs, bidets, boilers, bookcases, cabinets, carpets, computer hardware and software used in the operation of the Premises, coolers, curtains, dehumidifiers, disposals, doors, drapes, dryers, ducts, dynamos, elevators, engines, equipment, escalators, exercise equipment, fans, fittings, floor coverings, furnaces, furnishings, furniture, hardware, heaters, humidifiers, incinerators, lighting, machinery, motors, ovens, pipes, plumbing, pumps, radiators, ranges, recreational facilities, refrigerators, screens, security systems, shades, shelving, sinks, sprinklers, stokers, stoves, toilets, ventilators, wall coverings, washers, windows, window coverings, wiring, and all renewals or replacements thereof or articles in substitution therefor, whether or not the same are or shall be attached to the Real Estate or the Improvements in any manner; it being mutually agreed that all of the aforesaid property owned by the Mortgagor and placed on the Real Estate or the Improvements, so far as permitted by law, shall be deemed to be fixtures, a part of the realty, and security for the Indebtedness (as hereinafter defined); notwithstanding the agreement hereinabove expressed that certain articles of property form a part of the realty covered by this Mortgage and be appropriated to its use and deemed to be realty, to the extent that such agreement and declaration may not be effective and that any of said articles may constitute goods (as such term is used in the Code), this instrument shall constitute a security agreement, creating a security interest in such goods, as collateral, in the Lender, as secured party, and the Mortgagor, as debtor, all in accordance with the Code;

 

(g)           All of the Mortgagor’s interests in general intangibles including payment intangibles and software now owned or hereafter acquired and related to the Premises, including, without limitation, all of the Mortgagor’s right, title and interest in and to: (i) all agreements, licenses, permits and contracts to which the Mortgagor is or may become a party and which relate to the Premises; (ii) all obligations and indebtedness owed to the Mortgagor thereunder; (iii) all intellectual property related to the Premises; and (iv) all choses in action and causes of action relating to the Premises;

 

3



 

(h)           All of the Mortgagor’s accounts now owned or hereafter created or acquired which relate to the Premises or the businesses and operations conducted thereon, including, without limitation, all of the following now owned or hereafter created or acquired by the Mortgagor: (i) accounts, contract rights, health-care-insurance receivables, book debts, notes, drafts, and other obligations or indebtedness owing to the Mortgagor arising from the sale, lease or exchange of goods or other property and/or the performance of services; (ii) the Mortgagor’s rights in, to and under all purchase orders for goods, services or other property; (iii) the Mortgagor’s rights to any goods, services or other property represented by any of the foregoing; (iv) monies due or to become due to the Mortgagor under all contracts for the sale, lease or exchange of goods or other property and/or the performance of services including the right to payment of any interest or finance charges in respect thereto (whether or not yet earned by performance on the part of the Mortgagor); (v) securities, investment property, financial assets and securities entitlements; (vi) proceeds of any of the foregoing and all collateral security and guaranties of any kind given by any person or entity with respect to any of the foregoing; and (vii) all warranties, guarantees, permits and licenses in favor of the Mortgagor with respect to the Premises;

 

(i)            All proceeds of the foregoing, including, without limitation, all judgments, awards of damages and settlements hereafter made resulting from condemnation proceeds or the taking of the Premises or any portion thereof under the power of eminent domain, any proceeds of any policies of insurance, maintained with respect to the Premises or proceeds of any sale, option or contract to sell the Premises or any portion thereof; and

 

(j)            Any and all judgments in connection with the foregoing.

 

TO HAVE AND TO HOLD the Premises, unto the Lender, its successors and assigns, forever, for the purposes and upon the uses herein set forth together with all right to possession of the Premises after the occurrence and during the continuance of any Event of Default under this Mortgage; the Mortgagor hereby RELEASING AND WAIVING all rights under and by virtue of the homestead exemption laws of the State of Arkansas.

 

FOR THE PURPOSE OF SECURING the following (collectively, the Indebtedness ):

 

(i)            The payment by the Borrowers of the Loan and all interest, late charges, LIBOR breakage charges, prepayment premium, if any, exit fee, if any, interest rate swap or hedge expenses, if any, reimbursement obligations, fees and expenses for letters of credit issued by the Lender for the account of the Borrowers, if any, and other indebtedness evidenced by or owing under the Note, any of the other Loan Documents, and any application for letters of credit and master letter of credit agreement, together with any renewals, extensions, replacements, amendments, modifications and refinancings of any of the foregoing;

 

(ii)           The performance and observance of the covenants, conditions, agreements, representations, warranties and other liabilities and obligations of the Borrowers or any other obligor to or benefiting the Lender which are evidenced or

 

4



 

secured by or otherwise provided in the Note, this Mortgage or any of the other Loan Documents;

 

(iii)          Any and all obligations, contingent or otherwise, whether now existing or hereafter arising, of the Borrowers arising under or in connection with all Hedging Transactions and Hedging Agreements (each as defined in Section 36 hereof) to which the Lender is a party;

 

(iv)          The reimbursement to the Lender of any and all sums incurred, expended or advanced by the Lender pursuant to any term or provision of or constituting additional indebtedness under or secured by this Mortgage, any of the other Loan Documents, any such Hedging Transactions and Hedging Agreements or any application for letters of credit and master letter of credit agreement, with interest thereon as provided herein or therein;

 

(v)           The payment of the Operator Loan and all interest, late charges, LIBOR breakage charges, if any, prepayment premium, if any, exit fee, if any, interest rate swap or hedge expenses, if any, reimbursement obligations, fees and expenses for letters of credit issued by the Lender for the account of the Operators, if any, and other indebtedness evidenced by or owing under any of the Operator Loan Documents, and any application for letters of credit and master letter of credit agreement executed by the Operators, together with any renewals, extensions, replacements, amendments, modifications and refinancings of any of the foregoing; and

 

(vi)          The performance and observance of the covenants, conditions, agreements, representations, warranties and other liabilities and obligations of the Operators or any other obligor to or benefiting the Lender which are evidenced or secured by or otherwise provided in any of the Operator Loan Documents.

 

PROVIDED, HOWEVER , that if the Borrowers shall pay the principal and all interest as provided in the Note, and if the Operators shall pay the principal and all interest as provided in the Operator Loan Documents, and if all other sums secured hereby are paid, and if the Mortgagor shall pay all other sums herein provided for, and shall well and truly keep and perform all of the covenants herein contained, then this conveyance shall be null and void and may be cancelled of record at the request and at the cost of the Mortgagor, otherwise to remain in full force and effect.

 

IT IS FURTHER UNDERSTOOD AND AGREED THAT :

 

1.             Title . The Mortgagor represents, warrants and covenants that (a) the Mortgagor is the owner and holder of the fee simple title to the Premises, free and clear of all liens and encumbrances, except those conveyances, liens and encumbrances in favor of the Lender and except for Permitted Exceptions (as defined in the Loan Agreement); and (b) the Mortgagor has legal power and authority to convey, mortgage and encumber the Premises.

 

2.             Maintenance, Repair, Restoration, Prior Liens, Parking . The Mortgagor covenants that, so long as any portion of the Indebtedness remains unpaid, the Mortgagor will:

 

5



 

(a)           Promptly repair, restore or rebuild any Improvements now or hereafter on the Premises which may become damaged or be destroyed to a condition substantially similar to the condition immediately prior to such damage or destruction, whether or not proceeds of insurance are available or sufficient for the purpose;

 

(b)           Keep the Premises in good condition and repair, without waste, and free from mechanics’, materialmen’s or like liens or claims or other liens or claims for lien (other than Permitted Exceptions and subject to the Mortgagor’s right to contest liens as permitted by the terms of Section 26 hereof);

 

(c)           Pay when due the Loan in accordance with the terms of the Note and the other Loan Documents and duly perform and observe all of the terms, covenants and conditions to be observed and performed by the Mortgagor under the Note, this Mortgage and the other Loan Documents;

 

(d)           Pay when due any indebtedness which may be secured by a permitted lien or charge on the Premises on a parity with, superior to or inferior to this Mortgage, and upon request exhibit satisfactory evidence of the discharge of such lien to the Lender (subject to the Mortgagor’s right to contest liens as permitted by the terms of Section 26 hereof);

 

(e)           Complete within a reasonable time any improvements at any time in the process of erection upon the Premises;

 

(f)            Comply with all requirements of law, municipal ordinances or restrictions and covenants of record with respect to the Premises and the use thereof;

 

(g)           Obtain and maintain in full force and effect, and abide by and satisfy the material terms and conditions of, all material permits, licenses, registrations and other authorizations with or granted by any governmental authorities that may be required from time to time with respect to the performance of the Mortgagor’s obligations under this Mortgage;

 

(h)           Make no material alterations in the Premises or demolish any portion of the Premises without the Lender’s prior written consent, except as required by law or municipal ordinance;

 

(i)            Suffer or permit no change in the use or general nature of the occupancy of the Premises, without the Lender’s prior written consent;

 

(j)            Pay when due all operating costs of the Premises;

 

(k)           Not initiate or acquiesce in any zoning reclassification with respect to the Premises, without the Lender’s prior written consent;

 

(l)            Provide and thereafter maintain adequate parking areas within the Premises as may be required by law, ordinance or regulation (whichever may be greater), together with any sidewalks, aisles, streets, driveways and sidewalk cuts and sufficient

 

6



 

paved areas for ingress, egress and right of way to and from the adjacent public thoroughfares necessary or desirable for the use thereof; and

 

(m)          Comply with, and cause the Premises at all times to be operated in compliance with, all applicable federal, state, local and municipal environmental, health and safety laws, statutes, ordinances, rules and regulations.

 

3.             Payment of Taxes and Assessments . The Mortgagor will pay when due and before any penalty attaches, all general and special taxes, assessments, water charges, sewer charges, and other fees, taxes, charges and assessments of every kind and nature whatsoever (all herein generally called Taxes ), whether or not assessed against the Mortgagor, if applicable to the Premises or any interest therein, or the Indebtedness, or any obligation or agreement secured hereby, subject to the Mortgagor’s right to contest the same, as provided by the terms hereof; and the Mortgagor will, upon written request, furnish to the Lender duplicate receipts therefor within 10 days after the Lender’s request.

 

4.             Tax Deposits . If requested by the Lender, the Mortgagor shall deposit with the Lender, on the first day of each month until the Indebtedness is fully paid, a sum equal to 1/12th of 105% of the most recent ascertainable annual Taxes on the Premises. If requested by the Lender, the Mortgagor shall also deposit with the Lender an amount of money which, together with the aggregate of the monthly deposits to be made pursuant to the preceding sentence as of one month prior to the date on which the next installment of annual Taxes for the current calendar year become due, shall be sufficient to pay in full such installment of annual Taxes, as estimated by the Lender. Such deposits are to be held without any allowance of interest and are to be used for the payment of Taxes next due and payable when they become due. So long as no Event of Default under this Mortgage shall exist, the Lender shall, at its option, pay such Taxes when the same become due and payable (upon submission of appropriate bills therefor from the Mortgagor) or shall release sufficient funds to the Mortgagor for the payment thereof. If the funds so deposited are insufficient to pay any such Taxes for any year (or installments thereof, as applicable) when the same shall become due and payable, the Mortgagor shall, within 10 days after receipt of written demand therefor, deposit additional funds as may be necessary to pay such Taxes in full. If the funds so deposited exceed the amount required to pay such Taxes for any year, the excess shall be applied toward subsequent deposits. Said deposits need not be kept separate and apart from any other funds of the Lender. The Lender, in making any payment hereby authorized relating to Taxes, may do so according to any bill, statement or estimate procured from the appropriate public office without inquiry into the accuracy of such bill, statement or estimate or into the validity of any tax, assessment, sale, forfeiture, tax lien or title or claim thereof. The Lender shall not exercise its right to require such deposits so long as the Borrower has paid all Taxes when due.

 

5.             Lender’s Interest In and Use of Deposits . Upon an Event of Default under this Mortgage, the Lender may, at its option, apply any monies at the time on deposit pursuant to Section 4 hereof to cure any Event of Default under this Mortgage or to pay any of the Indebtedness in such order and manner as the Lender may elect. If such deposits are used to cure an Event of Default or pay any of the Indebtedness, the Mortgagor shall immediately, upon demand by the Lender, deposit with the Lender an amount equal to the amount so used from the deposits. When the Indebtedness has been fully paid, any remaining deposits shall be returned to

 

7



 

the Mortgagor. Such deposits are hereby pledged as additional security for the Indebtedness and shall not be subject to the direction or control of the Mortgagor. The Lender shall not be liable for any failure to apply to the payment of Taxes any amount so deposited unless the Mortgagor, prior to an Event of Default under this Mortgage, shall have requested the Lender in writing to make application of such funds to the payment of such amounts, accompanied by the bills for such Taxes. The Lender shall not be liable for any act or omission taken in good faith or pursuant to the instruction of any party.

 

6.             Insurance .

 

(a)           The Mortgagor shall at all times keep all buildings, improvements, fixtures and articles of personal property now or hereafter situated on the Premises insured against loss or damage by fire and such other hazards as may reasonably be required by the Lender, in accordance with the terms, coverages and provisions described in the Loan Agreement, and such other insurance as the Lender may from time to time reasonably require. Unless the Mortgagor provides the Lender evidence of the insurance coverages required hereunder, the Lender may purchase insurance at the Mortgagor’s expense to cover the Lender’s interest in the Premises. The insurance may, but need not, protect the Mortgagor’s interest. The coverages that the Lender purchases may not pay any claim that the Mortgagor makes or any claim that is made against the Mortgagor in connection with the Premises. The Mortgagor may later cancel any insurance purchased by the Lender, but only after providing the Lender with evidence that the Mortgagor has obtained insurance as required by this Mortgage. If the Lender purchases insurance for the Premises, the Mortgagor will be responsible for the costs of such insurance, including, without limitation, interest and any other charges which the Lender may impose in connection with the placement of the insurance, until the effective date of the cancellation or expiration of the insurance. The costs of the insurance may be added to the Indebtedness. The cost of the insurance may be more than the cost of insurance the Mortgagor may be able to obtain on its own.

 

(b)           The Mortgagor shall not take out separate insurance concurrent in form or contributing in the event of loss with that required to be maintained hereunder unless the Lender is included thereon as the loss payee or an additional insured as applicable, under a standard mortgage clause acceptable to the Lender and such separate insurance is otherwise acceptable to the Lender.

 

(c)           In the event of loss, the Mortgagor shall give prompt notice thereof to the Lender, and the Lender shall have the sole and absolute right to make proof of loss. The Lender shall have the right, at its option and in its sole discretion, to apply any insurance proceeds arising from such loss, after the payment of all of the Lender’s expenses, either (i) on account of the Indebtedness, irrespective of whether such principal balance is then due and payable, whereupon the Lender may declare the whole of the balance of Indebtedness to be due and payable, or (ii) to the restoration or repair of the property damaged as provided in paragraph (d) of this Section. If insurance proceeds are made available to the Mortgagor by the Lender as hereinafter provided, the Mortgagor shall repair, restore or rebuild the damaged or destroyed portion of the Premises so that the condition and value of the Premises are substantially the same as the condition and value of the Premises prior to being damaged or destroyed. Any insurance proceeds applied on account of the unpaid principal balance of the Note shall be subject to the prepayment provisions

 

8



 

contained in the Loan Agreement and the Note. In the event of foreclosure of this Mortgage, all right, title and interest of the Mortgagor in and to any insurance policies then in force shall pass to the purchaser at the foreclosure sale.

 

(d)           If insurance proceeds are made available by the Lender to the Mortgagor, the following provisions shall apply:

 

(i)            Before commencing to repair, restore or rebuild following damage to, or destruction of, all or a portion of the Improvements, whether by fire or other casualty, the Mortgagor shall obtain from the Lender its approval of all site and building plans and specifications pertaining to such repair, restoration or rebuilding.

 

(ii)           Prior to each payment or application of any insurance proceeds to the repair or restoration of such Improvements (which payment or application may be made, at the Lender’s option, through an escrow, the terms and conditions of which are satisfactory to the Lender and the cost of which is to be borne by the Mortgagor), the Lender shall be satisfied as to the following:

 

(A)          No Default (as defined in Section 36 of this Mortgage) or Event of Default under this Mortgage has occurred and is continuing;

 

(B)           Either such Improvements have been fully restored, or the expenditure of money as may be received from such insurance proceeds will be sufficient to repair, restore or rebuild the Premises, free and clear of all liens, claims and encumbrances, except the lien of this Mortgage and the Permitted Exceptions, or, if such insurance proceeds shall be insufficient to repair, restore and rebuild the Premises, the Mortgagor has deposited with the Lender such amount of money which, together with the insurance proceeds shall be sufficient to restore, repair and rebuild the Premises; and

 

(C)           Prior to each disbursement of any such proceeds, the Lender shall be furnished with a statement of the Lender’s architect (the cost of which shall be borne by the Mortgagor), certifying the extent of the repair and restoration completed to the date thereof, and that such repairs, restoration, and rebuilding have been performed to date in conformity with the plans and specifications approved by the Lender and with all statutes, regulations or ordinances (including building and zoning ordinances) affecting the Premises; and the Lender shall be furnished with appropriate evidence of payment for labor or materials furnished to the Premises, and total or partial lien waivers substantiating such payments.

 

(iii)          If the Mortgagor shall fail to restore, repair or rebuild such Improvements within a time deemed satisfactory by the Lender, then the Lender, at its option, may (A) commence and perform all necessary acts to restore, repair or rebuild such Improvements for or on behalf of the Mortgagor, or (B) declare an Event of Default under this Mortgage. If insurance proceeds shall exceed the amount necessary to complete the repair, restoration or rebuilding of such Improvements, such excess shall be applied on

 

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account of the Indebtedness, irrespective of whether such Indebtedness is then due and payable without payment of any premium or penalty.

 

7.             Condemnation . If all or any part of the Premises are damaged, taken or acquired, either temporarily or permanently, in any condemnation proceeding, or by exercise of the right of eminent domain, the amount of any award or other payment for such taking or damages made in consideration thereof, to the extent of the full amount of the remaining unpaid Indebtedness, is hereby assigned to the Lender, who is empowered to collect and receive the same and to give proper receipts therefor in the name of the Mortgagor and the same shall be paid forthwith to the Lender. Such award or monies shall be applied on account of the Indebtedness, irrespective of whether such Indebtedness is then due and payable and, at any time from and after the taking the Lender may declare the whole of the balance of the Indebtedness to be due and payable. Notwithstanding the provisions of this Section to the contrary, if any condemnation or taking of less than the entire Premises occurs, such award or monies shall be applied, at the option of the Lender and in its sole discretion, either (i) on account of the Indebtedness as provided above, or (ii) to any necessary restoration or repair of the remaining property, on the terms contained in Section 6(d) hereof.

 

8.             Stamp Tax . If, by the laws of the United States of America, or of any state or political subdivision having jurisdiction over the Mortgagor, any tax is due or becomes due in respect of the execution and delivery of this Mortgage, the Note or any of the other Loan Documents, the Mortgagor shall pay such tax in the manner required by any such law. The Mortgagor further agrees to reimburse the Lender for any sums which the Lender may expend by reason of the imposition of any such tax. Notwithstanding the foregoing, the Mortgagor shall not be required to pay any income or franchise taxes of the Lender.

 

9.             Lease and Rent Assignment . The Mortgagor acknowledges that, concurrently herewith, the Mortgagor has executed and delivered to the Lender, as additional security for the repayment of the Loan, an Absolute Assignment of Rents and Leases (the Assignment ) pursuant to which the Mortgagor has assigned to the Lender interests in the leases of the Premises and the rents and income from the Premises. All of the provisions of the Assignment are hereby incorporated herein as if fully set forth at length in the text of this Mortgage. The Mortgagor agrees to abide by all of the provisions of the Assignment.

 

10.           Effect of Extensions of Time and Other Changes . If the payment of the Indebtedness or any part thereof is extended or varied, if any part of any security for the payment of the Indebtedness is released, if the rate of interest charged under the Note is changed or if the time for payment thereof is extended or varied, all persons now or at any time hereafter liable therefor, or interested in the Premises or having an interest in the Mortgagor, shall be held to assent to such extension, variation, release or change and their liability and the lien and all of the provisions hereof shall continue in full force, any right of recourse against all such persons being expressly reserved by the Lender, notwithstanding such extension, variation, release or change.

 

11.           Effect of Changes in Laws Regarding Taxation . If any law is enacted after the date hereof requiring (a) the deduction of any lien on the Premises from the value thereof for the purpose of taxation or (b) the imposition upon the Lender of the payment of the whole or any part of the Taxes, charges or liens herein required to be paid by the Mortgagor, or (c) a change in

 

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the method of taxation of mortgages, deeds of trust or debts secured by mortgages or deeds of trust or the Lender’s interest in the Premises, or the manner of collection of taxes, so as to affect this Mortgage or the Indebtedness or the holders thereof, then the Mortgagor, upon demand by the Lender, shall pay such Taxes or charges, or reimburse the Lender therefor; provided, however, that the Mortgagor shall not be deemed to be required to pay any income or franchise taxes of the Lender. Notwithstanding the foregoing, if in the opinion of counsel for the Lender it is or may be unlawful to require the Mortgagor to make such payment or the making of such payment might result in the imposition of interest beyond the maximum amount permitted by law, then the Lender may declare all of the Indebtedness to be immediately due and payable.

 

12.           Lender’s Performance of Defaulted Acts and Expenses Incurred by Lender . If an Event of Default under this Mortgage has occurred and is continuing, the Lender may, but need not, make any payment or perform any act herein required of the Mortgagor in any form and manner deemed expedient by the Lender, and may, but need not, make full or partial payments of principal or interest on prior encumbrances, if any, and purchase, discharge, compromise or settle any tax lien or other prior lien or title or claim thereof, or redeem from any tax sale or forfeiture affecting the Premises or consent to any tax or assessment or cure any default of the Mortgagor in any lease of the Premises. All monies paid for any of the purposes herein authorized and all expenses paid or incurred in connection therewith, including reasonable attorneys’ fees, and any other monies advanced by the Lender in regard to any tax referred to in Section 8 hereof or to protect the Premises or the lien hereof, shall be so much additional Indebtedness, and shall become immediately due and payable by the Mortgagor to the Lender, upon demand, and with interest thereon accruing from the date of such demand until paid at the Default Rate (as defined in the Note or the Loan Agreement). In addition to the foregoing, any costs, expenses and fees, including reasonable attorneys’ fees, incurred by the Lender in connection with (a) sustaining the lien of this Mortgage or its priority, (b) protecting or enforcing any of the Lender’s rights hereunder, (c) recovering any Indebtedness, (d) any litigation or proceedings affecting the Note, this Mortgage, any of the other Loan Documents or the Premises, including without limitation, bankruptcy and probate proceedings, or (e) preparing for the commencement, defense or participation in any threatened litigation or proceedings affecting the Note, this Mortgage, any of the other Loan Documents or the Premises, shall be so much additional Indebtedness, and shall become immediately due and payable by the Mortgagor to the Lender, upon demand, and with interest thereon accruing from the date of such demand until paid at the Default Rate. The interest accruing under this Section shall be immediately due and payable by the Mortgagor to the Lender, and shall be additional Indebtedness evidenced by the Note and secured by this Mortgage. The Lender’s failure to act shall never be considered as a waiver of any right accruing to the Lender on account of any Event of Default under this Mortgage or any of the other Loan Documents. Should any amount paid out or advanced by the Lender hereunder, or pursuant to any agreement executed by the Mortgagor in connection with the Loan, be used directly or indirectly to pay off, discharge or satisfy, in whole or in part, any lien or encumbrance upon the Premises or any part thereof, then the Lender shall be subrogated to any and all rights, equal or superior titles, liens and equities, owned or claimed by any owner or holder of said outstanding liens, charges and indebtedness, regardless of whether said liens, charges and indebtedness are acquired by assignment or have been released of record by the holder thereof upon payment.

 

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13.           Security Agreement . The Mortgagor and the Lender agree that this Mortgage shall constitute a Security Agreement within the meaning of the Code with respect to (a) all sums at any time on deposit for the benefit of the Mortgagor or held by the Lender (whether deposited by or on behalf of the Mortgagor or anyone else) pursuant to any of the provisions of this Mortgage or the other Loan Documents, and (b) any personal property included in the granting clauses of this Mortgage, which personal property may not be deemed to be affixed to the Premises or may not constitute a “fixture” (within the meaning of the Code and which property is hereinafter referred to as Personal Property ), and all replacements of, substitutions for, additions to, and the proceeds thereof, and the supporting obligations (as defined in the Code) (all of said Personal Property and the replacements, substitutions and additions thereto and the proceeds thereof being sometimes hereinafter collectively referred to as Collateral ), and that a security interest in and to the Collateral is hereby granted to the Lender, and the Collateral and all of the Mortgagor’s right, title and interest therein are hereby assigned to the Lender, all to secure payment of the Indebtedness. All of the provisions contained in this Mortgage pertain and apply to the Collateral as fully and to the same extent as to any other property comprising the Premises; and the following provisions of this Section shall not limit the applicability of any other provision of this Mortgage but shall be in addition thereto:

 

(a)           The Mortgagor (being the Debtor as that term is used in the Code) is and will be the true and lawful owner of the Collateral and has rights in and the power to transfer the Collateral, subject to no liens, charges or encumbrances other than the lien of this Mortgage, other liens and encumbrances benefiting the Lender and no other party, and liens and encumbrances, if any, expressly permitted by the other Loan Documents.

 

(b)           The Collateral is to be used by the Mortgagor solely for business purposes.

 

(c)           The Collateral will be kept at the Real Estate and, except for Collateral no longer useful in connection with the operation of the Real Estate, provided that prior to the sale or other disposition thereof, such Collateral has been replaced by property of at least equal value and utility and which is subject to the lien of this Mortgage, will not be removed therefrom without the consent of the Lender (being the Secured Party as that term is used in the Code). The Collateral may be affixed to the Real Estate but will not be affixed to any other real estate.

 

(d)           The only persons having any interest in the Premises are the Mortgagor, the Lender and holders of interests, if any, expressly permitted hereby.

 

(e)           No Financing Statement (other than Financing Statements showing the Lender as the sole secured party, or with respect to liens or encumbrances, if any, expressly permitted hereby) covering any of the Collateral or any proceeds thereof is on file in any public office except pursuant hereto; and the Mortgagor, at the Mortgagor’s own cost and expense, upon demand, will furnish to the Lender such further information and will execute and deliver to the Lender such financing statements and other documents in form satisfactory to the Lender and will do all such acts as the Lender may request at any time or from time to time or as may be necessary or appropriate to establish and maintain a perfected security interest in the Collateral as security for the Indebtedness, subject to no other liens or encumbrances, other than liens or

 

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encumbrances benefiting the Lender and no other party, and liens and encumbrances (if any) expressly permitted hereby; and the Mortgagor will pay the cost of filing or recording such financing statements or other documents, and this instrument, in all public offices wherever filing or recording is deemed by the Lender to be desirable. The Mortgagor hereby irrevocably authorizes the Lender at any time, and from time to time, to file in any jurisdiction any initial financing statements and amendments thereto, without the signature of the Mortgagor, that (i) indicate the Collateral (A) is comprised of all assets of the Mortgagor or words of similar effect, regardless of whether any particular asset comprising a part of the Collateral falls within the scope of Article 9 of the Uniform Commercial Code of the jurisdiction wherein such financing statement or amendment is filed, or (B) as being of an equal or lesser scope or within greater detail as the grant of the security interest set forth herein, and (ii) contain any other information required by the Uniform Commercial Code of the jurisdiction wherein such financing statement or amendment is filed regarding the sufficiency or filing office acceptance of any financing statement or amendment, including (A) whether the Mortgagor is an organization, the type of organization and any organizational identification number issued to the Mortgagor, and (B) in the case of a financing statement filed as a fixture filing or indicating Collateral as as-extracted collateral or timber to be cut, a sufficient description of the real property to which the Collateral relates. The Mortgagor agrees to furnish any such information to the Lender promptly upon request. The Mortgagor further ratifies and affirms its authorization for any financing statements and/or amendments thereto, executed and filed by the Lender in any jurisdiction prior to the date of this Mortgage. In addition, the Mortgagor shall make appropriate entries on its books and records disclosing the Lender’s security interests in the Collateral.

 

(f)            Upon and during the continuance of an Event of Default under this Mortgage, the Lender shall have the remedies of a secured party under the Code, including, without limitation, the right to take immediate and exclusive possession of the Collateral, or any part thereof, and for that purpose, so far as the Mortgagor can give authority therefor, with or without judicial process, may enter (if this can be done without breach of the peace) upon any place which the Collateral or any part thereof may be situated and remove the same therefrom (provided that if the Collateral is affixed to real estate, such removal shall be subject to the conditions stated in the Code); and the Lender shall be entitled to hold, maintain, preserve and prepare the Collateral for sale, until disposed of, or may propose to retain the Collateral subject to the Mortgagor’s right of redemption in satisfaction of the Mortgagor’s obligations, as provided in the Code. The Lender may render the Collateral unusable without removal and may dispose of the Collateral on the Premises. The Lender may require the Mortgagor to assemble the Collateral and make it available to the Lender for its possession at a place to be designated by the Lender which is reasonably convenient to both parties. The Lender will give the Mortgagor at least 10 days notice of the time and place of any public sale of the Collateral or of the time after which any private sale or any other intended disposition thereof is made. The requirements of reasonable notice shall be met if such notice is mailed, by certified United States mail or equivalent, postage prepaid, to the address of the Mortgagor hereinafter set forth at least 10 days before the time of the sale or disposition. The Lender may buy at any public sale. The Lender may buy at private sale if the Collateral is of a type customarily sold in a recognized market or is of a type which

 

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is the subject of widely distributed standard price quotations. Any such sale may be held in conjunction with any foreclosure sale of the Premises. If the Lender so elects, the Premises and the Collateral may be sold as one lot. The net proceeds realized upon any such disposition, after deduction for the expenses of retaking, holding, preparing for sale, selling and the reasonable attorneys’ fees and legal expenses incurred by the Lender, shall be applied against the Indebtedness in such order or manner as the Lender shall select. The Lender will account to the Mortgagor for any surplus realized on such disposition.

 

(g)           The terms and provisions contained in this Section, unless the context otherwise requires, shall have the meanings and be construed as provided in the Code.

 

(h)           This Mortgage is intended to be a financing statement filed as a fixture filing pursuant to Section 9-502(c) of the Code, as adopted in the State of Arkansas. The addresses of the Mortgagor (Debtor) and the Lender (Secured Party) are hereinbelow set forth. This Mortgage is to be filed for recording in appropriate public records of the county or counties where the Premises are located and Mortgagor hereby authorizes Lender to file any and all financing statements in the county or counties where the Premises are located, and/or such other jurisdictions as reasonably determined by Lender, in order to perfect the security interests created hereby. The Mortgagor is the record owner of the Premises.

 

(i)            To the extent permitted by applicable law, the security interest created hereby is specifically intended to cover all Leases between the Mortgagor or its agents as lessor, and various tenants named therein, as lessee, including all extended terms and all extensions and renewals of the terms thereof, as well as any amendments to or replacement of said Leases, together with all of the right, title and interest of the Mortgagor, as lessor thereunder.

 

(j)            The Mortgagor represents and warrants that: (i) the Mortgagor is the record owner of the Premises; (ii) the Mortgagor’s chief executive office is located in the State of Georgia; (iii) the Mortgagor’s state of organization is the State of Georgia; (iv) the Mortgagor’s exact legal name is as set forth on Page 1 of this Mortgage; and (v) the Mortgagor’s organizational identification number, if any, is as stated in the Loan Agreement.

 

(k)           The Mortgagor hereby agrees that: (i) where Collateral is in possession of a third party, the Mortgagor will join with the Lender in notifying the third party of the Lender’s interest and obtaining an acknowledgment from the third party that it is holding the Collateral for the benefit of the Lender; (ii) the Mortgagor will cooperate with the Lender in obtaining control with respect to Collateral consisting of: deposit accounts, investment property, letter of credit rights and electronic chattel paper; and (iii) until the Indebtedness is paid in full, Mortgagor will not change the state where it is located or change its name or form of organization without giving the Lender at least 30 days prior written notice in each instance.

 

14.           Events of Default; Acceleration . Each of the following shall constitute an Event of Default under this Mortgage:

 

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(a)           The Mortgagor fails to pay any amount payable to the Lender under this Mortgage when any such payment is due in accordance with the terms hereof.

 

(b)           The Mortgagor fails to perform or observe, or to cause to be performed or observed, any other obligation, covenant, term, agreement or provision required to be performed or observed by the Mortgagor under this Mortgage; provided, however, that:

 

(i)           If such failure can be cured solely by the payment of money, such failure shall not constitute an Event of Default unless it shall continue for a period of five days after written notice to the Mortgagor;

 

(ii)           If such failure cannot be cured solely by the payment of money and does not pose an emergency or dangerous condition or a material threat to the security for the Loan, such failure shall not constitute an Event of Default unless it shall continue for a period of 30 days after written notice to the Mortgagor; and

 

(iii)          If a failure described in (ii) above is of such a nature that it cannot reasonably be cured within such 30-day period, and if such failure is susceptible of cure, it shall not constitute an Event of Default if corrective action is instituted by the Mortgagor within such 30-day period and is diligently pursued and such failure is cured within 90 days after the occurrence of such failure;

 

(c)           The occurrence of an Event of Default under the Loan Agreement, the Note or any of the other Loan Documents.

 

If an Event of Default occurs under this Mortgage, the Lender may, at its option, declare the whole of the Indebtedness to be immediately due and payable without further notice to the Mortgagor, with interest thereon accruing from the date of such Event of Default until paid at the Default Rate.

 

15.           Foreclosure; Expense of Litigation .

 

(a)           When all or any part of the Indebtedness shall become due, whether by acceleration or otherwise, the Lender shall have the right to foreclose the lien hereof for such Indebtedness or part thereof and/or exercise any right, power or remedy provided (i) in this Mortgage or any of the other Loan Documents in accordance with the applicable laws of the State of Arkansas, or (ii) under Arkansas law including the use of non-judicial statutory foreclosure proceedings. In the event of a foreclosure sale, the Lender is hereby authorized, without the consent of the Mortgagor, to assign any and all insurance policies to the purchaser at such sale or to take such other steps as the Lender may deem advisable to cause the interest of such purchaser to be protected by any of such insurance policies.

 

(b)           In any suit or other proceeding to foreclose this Mortgage or enforce any other remedy of the Lender under this Mortgage or the Note, there shall be allowed and included as additional indebtedness in the decree for sale or other judgment or decree all expenditures and expenses which may be actually paid or incurred by or on behalf of the Lender for reasonable attorneys’ fees, appraisers’ fees, outlays for documentary and expert evidence, stenographers’ charges, publication costs, and costs (which may be estimated as to items to be expended after

 

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entry of the decree) of procuring all such abstracts of title, title searches and examinations, title insurance policies, and similar data and assurances with respect to the title as the Lender may deem reasonably necessary either to prosecute such suit or to evidence to bidders at any sale which may be had pursuant to such decree the true condition of the title to or the value of the Premises. All expenditures and expenses of the nature mentioned in this Section and such other expenses and fees as may be incurred in the enforcement of the Mortgagor’s obligations hereunder, the protection of said Premises and the maintenance of the interest created by this Mortgage, including the actual and reasonable fees of any attorney employed by the Lender in any litigation or proceeding affecting this Mortgage, the Note, or the Premises, including probate and bankruptcy proceedings, or in preparations for the commencement or defense of any proceeding or threatened suit or proceeding shall be immediately due and payable by the Mortgagor, with interest thereon until paid at the Default Rate and shall be secured by this Mortgage.

 

(c)           Upon any foreclosure sale, the Lender may bid for and purchase the Premises in whole or in parcels and shall be entitled to apply all or any part of any indebtedness or obligation secured hereby as a credit to the purchase price.

 

16.           Application of Proceeds of Foreclosure Sale . The proceeds of any foreclosure sale of the Premises shall be distributed and applied in accordance with the applicable laws of the State of Arkansas and, unless otherwise specified therein, in such order as the Lender may determine in its sole and absolute discretion, subject to any express provisions of the Loan Agreement.

 

17.           Appointment of Receiver . Upon or at any time after the filing of a complaint to foreclose this Mortgage, the court in which such complaint is filed shall, upon petition by the Lender, appoint a receiver for the Premises in accordance with the applicable laws of the State of Arkansas. Such appointment may be made either before or after sale, without notice, without regard to the solvency or insolvency of the Mortgagor at the time of application for such receiver and without regard to the value of the Premises or whether the same shall be then occupied as a homestead or not and the Lender hereunder or any other holder of the Note may be appointed as such receiver. Such receiver shall have power to collect the rents, issues and profits of the Premises (i) during the pendency of such foreclosure suit, (ii) in case of a sale and a deficiency, during the full statutory period of redemption, whether there be redemption or not, and (iii) during any further times when the Mortgagor, but for the intervention of such receiver, would be entitled to collect such rents, issues and profits. Such receiver also shall have all other powers and rights that may be necessary or are usual in such cases for the protection, possession, control, management and operation of the Premises during said period, including, to the extent permitted by law, the right to lease all or any portion of the Premises for a term that extends beyond the time of such receiver’s possession without obtaining prior court approval of such lease. The court from time to time may authorize the application of the net income received by the receiver in payment of (a) the Indebtedness, or any amount found due or secured by any judgment or decree foreclosing this Mortgage, or any tax, special assessment or other lien which may be or become superior to the lien hereof or of such judgment or decree, provided such application is made prior to foreclosure sale, and (b) any deficiency upon a sale and deficiency.

 

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18.           Lender’s Right of Possession in Case of Default . At any time after an Event of Default under this Mortgage has occurred and is continuing, the Mortgagor shall, upon demand of the Lender, surrender to the Lender possession of the Premises. The Lender, in its discretion, may, with process of law, enter upon and take and maintain possession of all or any part of the Premises, together with all documents, books, records, papers and accounts relating thereto, and may exclude the Mortgagor and its employees, agents or servants therefrom, and the Lender may then hold, operate, manage and control the Premises, either personally or by its agents. The Lender shall have full power to use such measures, legal or equitable, as in its discretion may be deemed proper or necessary to enforce the payment or security of the avails, rents, issues, and profits of the Premises, including actions for the recovery of rent, actions in forcible detainer and actions in distress for rent. Without limiting the generality of the foregoing, but subject to applicable Arkansas law, the Lender shall have full power to:

 

(a)           Cancel or terminate any lease or sublease for any cause or on any ground which would entitle the Mortgagor to cancel the same;

 

(b)           Elect to disaffirm any lease or sublease which is then subordinate to this Mortgage;

 

(c)           Extend or modify any then existing leases and to enter into new leases, which extensions, modifications and leases may provide for terms to expire, or for options to lessees to extend or renew terms to expire, beyond the Maturity Date and beyond the date of the issuance of a deed or deeds to a purchaser or purchasers at a foreclosure sale, it being understood and agreed that any such leases, and the options or other such provisions to be contained therein, shall be binding upon the Mortgagor and all persons whose interests in the Premises are subject to this Mortgage and upon the purchaser or purchasers at any foreclosure sale, notwithstanding any redemption from sale, discharge of the Indebtedness, satisfaction of any foreclosure judgment, or issuance of any certificate of sale or deed to any purchaser;

 

(d)           Make any repairs, renewals, replacements, alterations, additions, betterments and improvements to the Premises as the Lender deems are necessary;

 

(e)           Insure and reinsure the Premises and all risks incidental to the Lender’s possession, operation and management thereof; and

 

(f)            Receive all of such avails, rents, issues and profits.

 

19.           Application of Income Received by Lender . The Lender, in the exercise of the rights and powers hereinabove conferred upon it, shall have full power to use and apply the avails, rents, issues and profits of the Premises to the payment of or on account of the following, in such order as the Lender may determine:

 

(a)           To the payment of the operating expenses of the Premises, including cost of management and leasing thereof (which shall include compensation to the Lender and its agent or agents, if management be delegated to an agent or agents, and shall also include lease commissions and other compensation and expenses of seeking and

 

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procuring tenants and entering into leases), established claims for damages, if any, and premiums on insurance hereinabove authorized;

 

(b)           To the payment of taxes and special assessments now due or which may hereafter become due on the Premises; and

 

(c)           To the payment of any Indebtedness, including any deficiency which may result from any foreclosure sale.

 

20.           Compliance with Law .

 

(a)           If any provision in this Mortgage shall be inconsistent with any provision of the applicable laws of the State of Arkansas, such laws shall take precedence over the provisions of this Mortgage, but shall not invalidate or render unenforceable any other provision of this Mortgage that can be construed in a manner consistent with such laws.

 

(b)           If any provision of this Mortgage shall grant to the Lender (including the Lender acting as a mortgagee-in-possession) or a receiver appointed pursuant to the provisions of this Mortgage any powers, rights or remedies prior to, upon or following the occurrence of an Event of Default under this Mortgage which are more limited than the powers, rights or remedies that would otherwise be vested in the Lender or in such receiver under the applicable laws of the State of Arkansas in the absence of said provision, the Lender and such receiver shall be vested with the powers, rights and remedies granted by such laws to the full extent permitted by law.

 

21.           Rights Cumulative . Each right, power and remedy herein conferred upon the Lender is cumulative and in addition to every other right, power or remedy, express or implied, given now or hereafter existing under any of the Loan Documents or at law or in equity, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the Lender, and the exercise or the beginning of the exercise of one right, power or remedy shall not be a waiver of the right to exercise at the same time or thereafter any other right, power or remedy, and no delay or omission of the Lender in the exercise of any right, power or remedy accruing hereunder or arising otherwise shall impair any such right, power or remedy, or be construed to be a waiver of any Event of Default under this Mortgage or acquiescence therein.

 

22.           Lender’s Right of Inspection . The Lender and its representatives shall have the right to inspect the Premises and the books and records with respect thereto at all reasonable times upon not less than 24 hours’ prior notice to the Mortgagor, and access thereto, subject to the rights of tenants in possession, shall be permitted for that purpose.

 

23.           Release Upon Payment and Discharge of Mortgagor’s Obligations . The Lender shall release this Mortgage and the lien hereof by proper instrument upon payment and discharge of all Indebtedness, including payment of all reasonable expenses incurred by the Lender in connection with the execution of such release.

 

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24.           Notices . All notices and other communications provided for in this Mortgage ( Notices ) shall be in writing. The Notice Addresses of the parties for purposes of this Mortgage are as follows:

 

Mortgagor:

 

Northridge HC&R Property Holdings, LLC

Two Buckhead Plaza

 3050 Peachtree Road NW, Suite 355

Atlanta, Georgia 30305

Attention: Boyd P. Gentry

 

 

 

With a copy to:

 

Holt Ney Zatcoff & Wasserman, LLP

100 Galleria Parkway, Suite 1800

Atlanta, Georgia 30339

Attention: Gregory P. Youra

 

 

 

Lender:

 

The PrivateBank and Trust Company

120 South LaSalle Street

Chicago, Illinois 60603

Attention: Amy K. Hallberg

 

 

 

With a copy to:

 

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

Attention : Alvin L. Kruse

 

or such other address as a party may designate by notice duly given in accordance with this Section to the other parties. A Notice to a party shall be effective when delivered to such party’s Notice Address by any means, including, without limitation, personal delivery by the party giving the Notice, delivery by United States regular, certified or registered mail, or delivery by a commercial courier or delivery service. If the Notice Address of a party includes a facsimile number or electronic mail address, Notice given by facsimile or electronic mail shall be effective when delivered at such facsimile number or email address. If delivery of a Notice is refused, it shall be deemed to have been delivered at the time of such refusal of delivery. The party giving a Notice shall have the burden of establishing the fact and date of delivery or refusal of delivery of a Notice.

 

25.           Waiver of Rights . The Mortgagor hereby covenants and agrees that it will not at any time insist upon or plead, or in any manner claim or take any advantage of, any stay, exemption, extension, homestead, dower, reinstatement or redemption law or any so-called “Moratorium Law” now or at any time hereafter in force providing for the valuation or appraisement of the Premises, or any part thereof, prior to any sale or sales thereof to be made pursuant to any provisions herein contained, or to any decree, judgment or order of any court of competent jurisdiction; or, after such sale or sales, claim or exercise any rights under any statute now or hereafter in force to redeem the property so sold, or any part thereof, or relating to the marshalling thereof, upon foreclosure sale or other enforcement hereof; and without limiting the foregoing:

 

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(a)           The Mortgagor specifically acknowledges that the transaction to which this Mortgage is a part is a transaction which does not include either agricultural real property or residential real estate and the Mortgagor hereby expressly, voluntarily and knowingly waives any and all rights of appraisement, valuation, stay, extension, homestead, dower, reinstatement and redemption, if any, under any order, judgment or decree of foreclosure of this Mortgage, on its own behalf and on behalf of each and every person, it being the intent hereof that any and all such rights of appraisement, valuation, stay, extension, homestead, dower, reinstatement and redemption of the Mortgagor and of all other persons are and shall be deemed to be hereby waived to the full extent permitted by the applicable laws of the State of Arkansas, and the Mortgagor specifically waives all redemption powers and rights which otherwise might be available to Mortgagor pursuant to Ark. Code Ann. § 16-66-502 and Ark. Code Ann. § 18-49-106, or that Act No. 153 of the Arkansas General Assembly passed on May 8, 1899; and

 

(b)           The Mortgagor will not invoke or utilize any such law or laws or otherwise hinder, delay or impede the execution of any right, power or remedy herein or otherwise granted or delegated to the Lender but will suffer and permit the execution of every such right, power and remedy as though no such law or laws had been made or enacted.

 

26.           Contests . Notwithstanding anything to the contrary herein contained, the Mortgagor shall have the right to contest by appropriate legal proceedings diligently prosecuted any Taxes imposed or assessed upon the Premises or which may be or become a lien thereon and any mechanics’, materialmen’s or other liens or claims for lien upon the Premises (each, a Contested Lien ), and no Contested Lien shall constitute an Event of Default under this Mortgage, if, but only if:

 

(a)           The Mortgagor shall forthwith give notice of any Contested Lien to the Lender at the time the same shall be asserted;

 

(b)           The Mortgagor shall either pay under protest or deposit with the Lender the full amount (the Lien Amount ) of such Contested Lien, together with such amount as the Lender may reasonably estimate as interest or penalties which might arise during the period of contest; provided that in lieu of such payment the Mortgagor may furnish to the Lender a bond or title indemnity in such amount and form, and issued by a bond or title insuring company, as may be satisfactory to the Lender;

 

(c)           The Mortgagor shall diligently prosecute the contest of any Contested Lien by appropriate legal proceedings having the effect of staying the foreclosure or forfeiture of the Premises, and shall permit the Lender to be represented in any such contest and shall pay all expenses incurred, in so doing, including fees and expenses of the Lender’s counsel (all of which shall constitute so much additional Indebtedness bearing interest at the Default Rate until paid, and payable upon demand);

 

(d)           The Mortgagor shall pay each such Contested Lien and all Lien Amounts together with interest and penalties thereon (i) if and to the extent that any such Contested Lien shall be determined adverse to the Mortgagor, or (ii) forthwith upon demand by the

 

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Lender if, in the opinion of the Lender, and notwithstanding any such contest, the Premises shall be in jeopardy or in danger of being forfeited or foreclosed; provided that if the Mortgagor shall fail so to do, the Lender may, but shall not be required to, pay all such Contested Liens and Lien Amounts and interest and penalties thereon and such other sums as may be necessary in the judgment of the Lender to obtain the release and discharge of such liens; and any amount expended by the Lender in so doing shall be so much additional Indebtedness bearing interest at the Default Rate until paid, and payable upon demand; and provided further that the Lender may in such case use and apply monies deposited as provided in paragraph (b) of this Section and may demand payment upon any bond or title indemnity furnished as aforesaid.

 

27.           Expenses Relating to Note and Mortgage .

 

(a)           The Mortgagor will pay all expenses, charges, costs and fees relating to the Loan or necessitated by the terms of the Note, this Mortgage or any of the other Loan Documents, including without limitation, the Lender’s reasonable attorneys’ fees actually incurred in connection with the negotiation, documentation, administration, servicing and enforcement of the Note, this Mortgage and the other Loan Documents, all filing, registration and recording fees, all other expenses incident to the execution and acknowledgment of this Mortgage and all federal, state, county and municipal taxes, and other taxes (provided the Mortgagor shall not be required to pay any income or franchise taxes of the Lender), duties, imposts, assessments and charges arising out of or in connection with the execution and delivery of the Note and this Mortgage. The Mortgagor recognizes that, during the term of this Mortgage, the Lender:

 

(i)            May be involved in court or administrative proceedings, including, without restricting the foregoing, foreclosure, probate, bankruptcy, creditors’ arrangements, insolvency, housing authority and pollution control proceedings of any kind, to which the Lender shall be a party by reason of the Loan Documents or in which the Loan Documents or the Premises are involved directly or indirectly;

 

(ii)           May make preparations following the occurrence of an Event of Default under this Mortgage for the commencement of any suit for the foreclosure hereof, which may or may not be actually commenced;

 

(iii)          May make preparations following the occurrence of an Event of Default under this Mortgage for, and do work in connection with, the Lender’s taking possession of and managing the Premises, which event may or may not actually occur;

 

(iv)          May make preparations for and commence other private or public actions to remedy an Event of Default under this Mortgage, which other actions may or may not be actually commenced;

 

(v)           May enter into negotiations with the Mortgagor or any of its agents, employees or attorneys in connection with the existence or curing of any Event of Default under this Mortgage, the sale of the Premises, the assumption of liability for any of the Indebtedness or the transfer of the Premises in lieu of foreclosure; or

 

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(vi)          May enter into negotiations with the Mortgagor or any of its agents, employees or attorneys pertaining to the Lender’s approval of actions taken or proposed to be taken by the Mortgagor which approval is required by the terms of this Mortgage.

 

(b)           All expenses, charges, costs and fees described in this Section shall be so much additional Indebtedness, shall bear interest from the date so incurred until paid at the Default Rate and shall be paid, together with said interest, by the Mortgagor forthwith upon demand.

 

28.           Statement of Indebtedness . The Mortgagor, within seven days after being so requested by the Lender, shall furnish a duly acknowledged written statement setting forth the amount of the debt secured by this Mortgage, the date to which interest has been paid and stating either that no offsets or defenses exist against such debt or, if such offsets or defenses are alleged to exist, the nature thereof.

 

29.           Further Instruments . Upon request of the Lender, the Mortgagor shall execute, acknowledge and deliver all such additional instruments and further assurances of title and shall do or cause to be done all such further acts and things as may reasonably be necessary fully to effectuate the intent of this Mortgage and of the other Loan Documents.

 

30.           Additional Indebtedness Secured . All persons and entities with any interest in the Premises or about to acquire any such interest should be aware that this Mortgage secures more than the stated principal amount of the Note and interest thereon; this Mortgage secures any and all other amounts which may become due under the Note, any of the other Loan Documents or any other document or instrument evidencing, securing or otherwise affecting the Indebtedness, including, without limitation, any and all amounts expended by the Lender to operate, manage or maintain the Premises or to otherwise protect the Premises or the lien of this Mortgage.

 

31.           Indemnity . The Mortgagor hereby covenants and agrees that no liability shall be asserted or enforced against the Lender in the exercise of the rights and powers granted to the Lender in this Mortgage, and the Mortgagor hereby expressly waives and releases any such liability, except to the extent resulting from the gross negligence or willful misconduct of the Lender. The Mortgagor shall indemnify and save the Lender harmless from and against any and all liabilities, obligations, losses, damages, claims, costs and expenses, including reasonable attorneys’ fees and court costs actually incurred (collectively, Claims ), of whatever kind or nature which may be imposed on, incurred by or asserted against the Lender at any time by any third party which relate to or arise from: (a) any suit or proceeding (including probate and bankruptcy proceedings), or the threat thereof, in or to which the Lender may or does become party, either as plaintiff or as defendant, by reason of this Mortgage or for the purpose of protecting the lien of this Mortgage; (b) the offer for sale or sale of all or any portion of the Premises; and (c) the ownership, leasing, use, operation or maintenance of the Premises, if such Claims relate to or arise from actions taken prior to the surrender of possession of the Premises to the Lender in accordance with the terms of this Mortgage; provided, however, that the Mortgagor shall not be obligated to indemnify or hold the Lender harmless from and against any Claims directly arising from the gross negligence or willful misconduct of the Lender. All costs provided for herein and paid for by the Lender shall be so much additional Indebtedness and

 

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shall become immediately due and payable upon demand by the Lender and with interest thereon from the date incurred by the Lender until paid at the Default Rate.

 

32.           Subordination of Property Manager’s Lien . Any property management agreement for the Premises entered into hereafter with a property manager shall contain a provision whereby the property manager agrees that any and all mechanics’ lien rights that the property manager or anyone claiming by, through or under the property manager may have in the Premises shall be subject and subordinate to the lien of this Mortgage and shall provide that the Lender may terminate such agreement, without penalty or cost, at any time after the occurrence of an Event of Default under this Mortgage. Such property management agreement or a short form thereof, at the Lender’s request, shall be recorded in the appropriate public records of the county where the Premises are located. In addition, if the property management agreement in existence as of the date hereof does not contain a subordination provision, the Mortgagor shall cause the property manager under such agreement to enter into a subordination of the management agreement with the Lender, in recordable form, whereby such property manager subordinates present and future lien rights and those of any party claiming by, through or under such property manager to this Mortgage.

 

33.           Compliance with Environmental Laws . Concurrently herewith the Mortgagor and the Guarantors have executed and delivered to the Lender that certain Environmental Indemnity Agreement dated as of the date hereof (the Indemnity ) pursuant to which the Mortgagor and the Guarantors have indemnified the Lender for environmental matters concerning the Premises, as more particularly described therein. The provisions of the Indemnity are hereby incorporated herein and this Mortgage shall secure the obligations of the Mortgagor thereunder.

 

34.           Miscellaneous .

 

(a)           Incorporation of Sections 12.2 and 12.3 of Loan Agreement . The provisions of Sections 12.2 and 12.3 of the Loan Agreement are hereby incorporated into and made a part of this Mortgage.

 

(b)           Usury and Truth in Lending . Notwithstanding the provisions contained in Section 34(d) of this Mortgage to the contrary, the Mortgagor acknowledges that the Loan evidenced in the Loan Agreement was solicited, negotiated, closed and funded outside the State of Arkansas, and the Mortgagor waives any argument that the laws of the State of Arkansas shall apply for usury purposes. The Loan is an exempted transaction under the Truth In Lending Act, 15 U.S.C., §1601, et seq.

 

(c)           Successors and Assigns . This Mortgage and all provisions hereof shall be binding upon and enforceable against the Mortgagor and its assigns and other successors. This Mortgage and all provisions hereof shall inure to the benefit of the Lender, its successors and assigns and any holder or holders, from time to time, of the Note.

 

(d)           Invalidity of Provisions; Governing Law . In the event that any provision of this Mortgage is deemed to be invalid by reason of the operation of law, or by reason of the interpretation placed thereon by any administrative agency or any court, the Mortgagor and the

 

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Lender shall negotiate an equitable adjustment in the provisions of the same in order to effect, to the maximum extent permitted by law, the purpose of this Mortgage and the validity and enforceability of the remaining provisions, or portions or applications thereof, shall not be affected thereby and shall remain in full force and effect. Subject to the provisions contained in Section 34(b) of this Mortgage, this Mortgage is to be construed in accordance with and governed by the laws of the State of Arkansas.

 

(e)           Municipal Requirements . The Mortgagor shall not by act or omission permit any building or other improvement on premises not subject to the lien of this Mortgage to rely on the Premises or any part thereof or any interest therein to fulfill any municipal or governmental requirement, and the Mortgagor hereby assigns to the Lender any and all rights to give consent for all or any portion of the Premises or any interest therein to be so used. Similarly, no building or other improvement on the Premises shall rely on any premises not subject to this Mortgage or any interest therein to fulfill any governmental or municipal requirement. Any act or omission by the Mortgagor which would result in a violation of any of the provisions of this paragraph shall be void.

 

(f)            Rights of Tenants . The Lender shall have the right and option to commence a civil action to foreclose this Mortgage and to obtain a decree of foreclosure and sale subject to the rights of any tenant or tenants of the Premises having an interest in the Premises prior to that of the Lender. The failure to join any such tenant or tenants of the Premises as party defendant or defendants in any such civil action or the failure of any decree of foreclosure and sale to foreclose their rights shall not be asserted by the Mortgagor as a defense in any civil action instituted to collect the Indebtedness, or any part thereof or any deficiency remaining unpaid after foreclosure and sale of the Premises, any statute or rule of law at any time existing to the contrary notwithstanding.

 

(g)           Option of Lender to Subordinate . At the option of the Lender, this Mortgage shall become subject and subordinate, in whole or in part (but not with respect to priority of entitlement to insurance proceeds or any condemnation or eminent domain award) to any and all leases of all or any part of the Premises upon the execution by the Lender of a unilateral declaration to that effect and the recording thereof in the appropriate public records in and for the county wherein the Premises are situated.

 

(h)           Mortgagee-in-Possession . Nothing herein contained shall be construed as constituting the Lender a mortgagee-in-possession in the absence of the actual taking of possession of the Premises by the Lender pursuant to this Mortgage.

 

(i)            Relationship of Lender and Mortgagor . The Lender shall in no event be construed for any purpose to be a partner, joint venturer, agent or associate of the Mortgagor or of any lessee, operator, concessionaire or licensee of the Mortgagor in the conduct of their respective businesses, and, without limiting the foregoing, the Lender shall not be deemed to be such partner, joint venturer, agent or associate on account of the Lender becoming a mortgagee-in-possession or exercising any rights pursuant to this Mortgage, any of the other Loan Documents, or otherwise. The relationship of the Mortgagor and the Lender hereunder is solely that of debtor/creditor.

 

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(j)            Time of the Essence . Time is of the essence of the payment by the Mortgagor of all amounts due and owing to the Lender under the Note and the other Loan Documents and the performance and observance by the Mortgagor of all terms, conditions, obligations and agreements contained in this Mortgage and the other Loan Documents.

 

(k)           No Merger . The parties hereto intend that this Mortgage and the interest hereunder shall not merge in the fee simple title to the Premises, and if the Lender acquires any additional or other interest in or to the Premises or the ownership thereof, then, unless a contrary intent is manifested by the Lender as evidenced by an express statement to that effect in an appropriate document duly recorded, this Mortgage and the interest hereunder shall not merge in the fee simple title and this Mortgage may be foreclosed as if owned by a stranger to the fee simple title.

 

(l)            Complete Agreement; No Reliance; Modifications . This Mortgage, the Note and the other Loan Documents constitute the complete agreement between the parties with respect to the subject matter hereof. The Mortgagor acknowledges that it is executing this Mortgage without relying on any statements, representations or warranties, either oral or written, that are not expressly set forth herein or in the other Loan Documents. This Mortgage and the Loan Documents may not be modified, altered or amended except by an agreement in writing signed by both the Mortgagor and the Lender.

 

(m)          Captions . The captions and headings of various Sections and paragraphs of this Mortgage and exhibits pertaining hereto are for convenience only and are not to be considered as defining or limiting in any way the scope or intent of the provisions hereof.

 

(n)           Gender and Number . Any word herein which is expressed in the masculine or neuter gender shall be deemed to include the masculine, feminine and neuter genders. Any word herein which is expressed in the singular or plural number shall be deemed, whenever appropriate in the context, to include the singular and the plural.

 

(o)           Execution of Counterparts . This Mortgage may be executed in any number of counterparts and by the different parties hereto on separate counterparts and each such counterpart shall be deemed to be an original, but all such counterparts shall together constitute but one and the same document. Receipt of an executed signature page to this Mortgage by facsimile or other electronic transmission shall constitute effective delivery thereof. An electronic record of this executed Mortgage maintained by the Lender shall be deemed to be an original.

 

(p)           Construction . Each party to this Mortgage and legal counsel to each party have participated in the drafting of this Mortgage, and accordingly the general rule of construction to the effect that any ambiguities in a contract are resolved against the party drafting the contract shall not be employed in the construction and interpretation of this Mortgage.

 

35.           Litigations Provisions .

 

(a)           Consent to Jurisdiction . THE MORTGAGOR CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, AND OF ANY STATE OR FEDERAL COURT LOCATED OR

 

25



 

HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED, IN WHICH ANY LEGAL PROCEEDING MAY BE COMMENCED OR PENDING RELATING IN ANY MANNER TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

(b)            Consent to Venue . THE MORTGAGOR AGREES THAT ANY LEGAL PROCEEDING RELATING TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS MAY BE BROUGHT AGAINST THE MORTGAGOR IN ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED. THE MORTGAGOR WAIVES ANY OBJECTION TO VENUE IN ANY SUCH COURT AND WAIVES ANY RIGHT IT MAY HAVE TO TRANSFER OR CHANGE THE VENUE FROM ANY SUCH COURT.

 

(c)           No Proceedings in Other Jurisdictions . THE MORTGAGOR AGREES THAT IT WILL NOT COMMENCE ANY LEGAL PROCEEDING AGAINST THE LENDER RELATING IN ANY MANNER TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS IN ANY COURT OTHER THAN A STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR IF A LEGAL PROCEEDING IS COMMENCED BY THE LENDER AGAINST THE MORTGAGOR IN A COURT IN ANOTHER LOCATION, BY WAY OF A COUNTERCLAIM IN SUCH LEGAL PROCEEDING.

 

(d)           Waiver of Jury Trial . THE MORTGAGOR HEREBY WAIVES TRIAL BY JURY IN ANY LEGAL PROCEEDING RELATING TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

36.           Definitions of Certain Terms . The following terms shall have the following meanings in this Mortgage:

 

Code : The Uniform Commercial Code of the State of Arkansas as from time to time in effect; provided, however, that in the event that, by reason of mandatory provisions of law, any or all of the attachment, perfection or priority of, or remedies with respect to, the security interest in any collateral is governed by the Uniform Commercial Code as in effect in a jurisdiction other than the State of Arkansas, the term “Code” shall mean the Uniform Commercial Code as in effect in such other jurisdiction for purposes of the provisions of this Mortgage or the other Loan Documents relating to such attachment, perfection, priority or remedies and for purposes of definitions related to such provisions.

 

Default : When used in reference to this Mortgage or any other document, or in reference to any provision of or obligation under this Mortgage or any other document, the occurrence of an event or the existence of a condition which, with the passage of time or the giving of notice, or both, would constitute an Event of Default under this Mortgage or such other document, as the case may be.

 

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Event of Default : The following: (i) when used in reference to this Mortgage, one or more of the events or occurrences referred to in Section 14 of this Mortgage; and (ii) when used in reference to any other document, a default or event of default under such document that has continued after the giving of any applicable notice and the expiration of any applicable grace or cure periods.

 

Hedging Agreements : The following: (i) any ISDA Master Agreement between the Mortgagor and the Lender or any other provider, (ii) any Schedule to Master Agreement between the Mortgagor and the Lender or any other provider, and (iii) all other agreements entered into from time to time by the Mortgagor and the Lender or any other provider relating to Hedging Transactions.

 

Hedging Transaction : Any transaction (including an agreement with respect thereto) now existing or hereafter entered into between the Mortgagor and the Lender or any other provider which is a rate swap, basis swap, forward rate transaction, commodity swap, commodity option, equity or equity index swap, equity or equity index option, bond option, interest rate option, foreign exchange transaction, cap transaction, floor transaction, collar transaction, forward transaction, currency swap transaction, cross-currency rate swap transaction, currency option or any other similar transaction (including any option with respect to any of these transactions) or any combination thereof, whether linked to one or more interest rates, foreign currencies, commodity prices, equity prices or other financial measures.

 

[SIGNATURE PAGE(S) AND EXHIBIT(S),

IF ANY, FOLLOW THIS PAGE]

 

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IN WITNESS WHEREOF , the Mortgagor has executed and delivered this Mortgage as of the day and year first above written.

 

 

 

NORTHRIDGE HC&R PROPERTY HOLDINGS, LLC

 

 

 

 

 

By

/s/ Christopher F. Brogdon

 

 

Christopher F. Brogdon, Manager

 

- AdCare Little Rock Owner Loan Mortgage (Northridge) -

- Signature Page 1 -

 



 

ACKNOWLEDGMENT

 

STATE OF GEORGIA

)

 

) ss:

COUNTY OF COBB

)

 

On this day, before me, the undersigned, a Notary Public, duly commissioned, qualified and acting, within and for said County and State, appeared in person the within named Christopher F. Brogdon, to me personally well known, who stated that he is the Manager of Northridge HC&R Property Holdings, LLC, a Georgia limited liability company and was duly authorized in that capacity to execute the foregoing instrument for and in the name and behalf of said company, and further stated and acknowledged that he had so signed, executed and delivered the foregoing instrument for the consideration, uses and purposes therein mentioned and set forth.

 

IN TESTIMONY WHEREOF, I have hereunto set my hand and official seal this 1st day of April, 2012.

 

 

/s/ Ellen W. Smith

 

Notary Public

 

My Commission Expires:

 

 

 

January 30, 2016

 

 

(S E A L)

 

 

- AdCare Little Rock Owner Loan Mortgage (Northridge) -

- Signature Page 2 -

 


Exhibit 10.14

 

14310252
03-28-12

 

(3.1)

 

This Document Prepared by

and after Recording Return to:

 

Alvin L. Kruse

Amy L. Kurland

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

 

MORTGAGE, SECURITY AGREEMENT,

ASSIGNMENT OF RENTS AND LEASES AND FIXTURE FILING

 

THIS MORTGAGE, SECURITY AGREEMENT, ASSIGNMENT OF RENTS AND LEASES AND FIXTURE FILING dated as of April 1, 2012 (this Mortgage ), is executed by WOODLAND HILLS HC PROPERTY HOLDINGS, LLC , a Georgia limited liability company (the Mortgagor ), whose address is Two Buckhead Plaza, 3050 Peachtree Road NW, Suite 355, Atlanta, Georgia 30305, to and for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation (the Lender ), whose address is 120 South LaSalle Street, Chicago, Illinois 60603.

 

RECITALS

 

A.            Pursuant to the terms and conditions of a Loan Agreement of even date herewith (the Loan Agreement ) by and among the Mortgagor, Little Rock HC&R Property Holdings, LLC, a Georgia limited liability company, Northridge HC&R Property Holdings, LLC, a Georgia limited liability company (the Mortgagor together with Little Rock HC&R Property Holdings, LLC and Northridge HC&R Property Holdings, LLC, the Borrowers ) and the Lender, the Lender has agreed to make a loan to the Borrowers in the maximum principal amount of $21,800,000 (the Loan ) The Loan will bear interest at variable interest rates based on the per annum rate of interest at which United States dollar deposits are offered in the London Interbank Eurodollar market, subject to being converted to interest at a variable rate based on the Lender’s prime rate of interest from time to time in effect under certain circumstances as provided in the Note referred to below. The Loan shall be evidenced by a Promissory Note of even date herewith (the Note ), executed by the Borrowers and made payable to the order of the Lender in the principal amount of the Loan and due on March 30, 2017 (the Maturity Date ) , except as it may be accelerated pursuant to the terms hereof, or of the Note or the Loan Agreement or any of the other Loan Documents (as defined in the Loan Agreement).

 

B.            As is provided in the Loan Agreement, the Lender may extend a revolving loan (the Operator Loan ) to Little Rock HC&R Nursing, LLC, Northridge HC&R Nursing, LLC,

 



 

and Woodland Hills HC Nursing, LLC, each a Georgia limited liability company (the Operators ), pursuant to the Operator Loan Documents (as defined in the Loan Agreement).

 

C.            A condition precedent to the Lender’s extension of the Loan to the Mortgagor, and to the making of the Operator Loan by the Lender to the Operators, is the execution and delivery by the Mortgagor of this Mortgage.

 

AGREEMENTS

 

FOR GOOD AND VALUABLE CONSIDERATION , including the indebtedness hereby secured, the receipt and sufficiency of which are hereby acknowledged, the Mortgagor agrees as follows:

 

The Mortgagor hereby mortgages, grants, bargains, sells, assigns, remises, releases, warrants and conveys to the Lender, its successors and assigns, and grants a security interest in, the following described property, rights and interests (referred to collectively herein as the Premises ), all of which property, rights and interests are hereby pledged primarily and on a parity with the Real Estate (as defined below) and not secondarily, and as to any portion of the Premises constituting property subject to the Code (as defined in Section 36 of this Mortgage), this Mortgage is intended to be a security agreement under the Code for the purpose of creating hereby a security interest in such portion of the Premises, which the Mortgagor hereby grants to the Lender as secured party, and with all terms used below with respect to such portions of the Premises which are defined in the Code to have the meanings provided in the Code:

 

(a)           The real estate located in the County of Pulaski, State of Arkansas and legally described on Exhibit A attached hereto and made a part hereof (the Real Estate );

 

(b)           All improvements of every nature whatsoever now or hereafter situated on the Real Estate, and all fixtures and personal property of every nature whatsoever now or hereafter owned by the Mortgagor and located on, or used in connection with the Real Estate or the improvements thereon, or in connection with any construction thereon, including all extensions, additions, improvements, betterments, renewals, substitutions and replacements to any of the foregoing and all of the right, title and interest of the Mortgagor in and to any such personal property or fixtures together with the benefit of any deposits or payments now or hereafter made on such personal property or fixtures by the Mortgagor or on its behalf (the Improvements );

 

(c)           All easements, rights of way, gores of real estate, streets, ways, alleys, passages, sewer rights, waters, water courses, water rights and powers, all oil, gas and other minerals, whether surface or subsurface, and all estates, rights, titles, interests, privileges, liberties, tenements, hereditaments and appurtenances whatsoever, in any way now or hereafter belonging, relating or appertaining to the Real Estate, and the reversions, remainders, rents, issues and profits thereof, and all the estate, right, title, interest, property, possession, claim and demand whatsoever, at law as well as in equity, of the Mortgagor of, in and to the same;

 

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(d)           All rents, revenues, issues, profits, proceeds, income, royalties, accounts, including health-care-insurance receivables, escrows, letter-of-credit rights, security deposits, impounds, reserves, tax refunds and other rights to monies from the Premises and/or the businesses and operations conducted by the Mortgagor thereon, to be applied against the Indebtedness (as hereinafter defined); provided, however, that the Mortgagor, so long as no “ Event of Default ” (as defined in Section 36 of this Mortgage) has occurred and is continuing hereunder, may collect rent as it becomes due, but not more than one month in advance thereof;

 

(e)           All interest of the Mortgagor in all leases now or hereafter on the Premises, whether written or oral (each, a Lease , and collectively, the Leases ), together with all security therefor and all monies payable thereunder, subject, however, to the conditional permission hereinabove given to the Mortgagor to collect the rentals under any such Lease;

 

(f)            All fixtures and articles of personal property now or hereafter owned by the Mortgagor and forming a part of or used in connection with the Real Estate or the Improvements, including, but without limitation, any and all air conditioners, antennae, appliances, apparatus, awnings, basins, bathtubs, bidets, boilers, bookcases, cabinets, carpets, computer hardware and software used in the operation of the Premises, coolers, curtains, dehumidifiers, disposals, doors, drapes, dryers, ducts, dynamos, elevators, engines, equipment, escalators, exercise equipment, fans, fittings, floor coverings, furnaces, furnishings, furniture, hardware, heaters, humidifiers, incinerators, lighting, machinery, motors, ovens, pipes, plumbing, pumps, radiators, ranges, recreational facilities, refrigerators, screens, security systems, shades, shelving, sinks, sprinklers, stokers, stoves, toilets, ventilators, wall coverings, washers, windows, window coverings, wiring, and all renewals or replacements thereof or articles in substitution therefor, whether or not the same are or shall be attached to the Real Estate or the Improvements in any manner; it being mutually agreed that all of the aforesaid property owned by the Mortgagor and placed on the Real Estate or the Improvements, so far as permitted by law, shall be deemed to be fixtures, a part of the realty, and security for the Indebtedness (as hereinafter defined); notwithstanding the agreement hereinabove expressed that certain articles of property form a part of the realty covered by this Mortgage and be appropriated to its use and deemed to be realty, to the extent that such agreement and declaration may not be effective and that any of said articles may constitute goods (as such term is used in the Code), this instrument shall constitute a security agreement, creating a security interest in such goods, as collateral, in the Lender, as secured party, and the Mortgagor, as debtor, all in accordance with the Code;

 

(g)           All of the Mortgagor’s interests in general intangibles including payment intangibles and software now owned or hereafter acquired and related to the Premises, including, without limitation, all of the Mortgagor’s right, title and interest in and to: (i) all agreements, licenses, permits and contracts to which the Mortgagor is or may become a party and which relate to the Premises; (ii) all obligations and indebtedness owed to the Mortgagor thereunder; (iii) all intellectual property related to the Premises; and (iv) all choses in action and causes of action relating to the Premises;

 

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(h)           All of the Mortgagor’s accounts now owned or hereafter created or acquired which relate to the Premises or the businesses and operations conducted thereon, including, without limitation, all of the following now owned or hereafter created or acquired by the Mortgagor:  (i) accounts, contract rights, health-care-insurance receivables, book debts, notes, drafts, and other obligations or indebtedness owing to the Mortgagor arising from the sale, lease or exchange of goods or other property and/or the performance of services; (ii) the Mortgagor’s rights in, to and under all purchase orders for goods, services or other property; (iii) the Mortgagor’s rights to any goods, services or other property represented by any of the foregoing; (iv) monies due or to become due to the Mortgagor under all contracts for the sale, lease or exchange of goods or other property and/or the performance of services including the right to payment of any interest or finance charges in respect thereto (whether or not yet earned by performance on the part of the Mortgagor); (v) securities, investment property, financial assets and securities entitlements; (vi) proceeds of any of the foregoing and all collateral security and guaranties of any kind given by any person or entity with respect to any of the foregoing; and (vii) all warranties, guarantees, permits and licenses in favor of the Mortgagor with respect to the Premises;

 

(i)            All proceeds of the foregoing, including, without limitation, all judgments, awards of damages and settlements hereafter made resulting from condemnation proceeds or the taking of the Premises or any portion thereof under the power of eminent domain, any proceeds of any policies of insurance, maintained with respect to the Premises or proceeds of any sale, option or contract to sell the Premises or any portion thereof; and

 

(j)            Any and all judgments in connection with the foregoing.

 

TO HAVE AND TO HOLD the Premises, unto the Lender, its successors and assigns, forever, for the purposes and upon the uses herein set forth together with all right to possession of the Premises after the occurrence and during the continuance of any Event of Default under this Mortgage; the Mortgagor hereby RELEASING AND WAIVING all rights under and by virtue of the homestead exemption laws of the State of Arkansas.

 

FOR THE PURPOSE OF SECURING the following (collectively, the Indebtedness ):

 

(i)            The payment by the Borrowers of the Loan and all interest, late charges, LIBOR breakage charges, prepayment premium, if any, exit fee, if any, interest rate swap or hedge expenses, if any, reimbursement obligations, fees and expenses for letters of credit issued by the Lender for the account of the Borrowers, if any, and other indebtedness evidenced by or owing under the Note, any of the other Loan Documents, and any application for letters of credit and master letter of credit agreement, together with any renewals, extensions, replacements, amendments, modifications and refinancings of any of the foregoing;

 

(ii)           The performance and observance of the covenants, conditions, agreements, representations, warranties and other liabilities and obligations of the Borrowers or any other obligor to or benefiting the Lender which are evidenced or

 

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secured by or otherwise provided in the Note, this Mortgage or any of the other Loan Documents;

 

(iii)          Any and all obligations, contingent or otherwise, whether now existing or hereafter arising, of the Borrowers arising under or in connection with all Hedging Transactions and Hedging Agreements (each as defined in Section 36 hereof) to which the Lender is a party;

 

(iv)          The reimbursement to the Lender of any and all sums incurred, expended or advanced by the Lender pursuant to any term or provision of or constituting additional indebtedness under or secured by this Mortgage, any of the other Loan Documents, any such Hedging Transactions and Hedging Agreements or any application for letters of credit and master letter of credit agreement, with interest thereon as provided herein or therein;

 

(v)           The payment of the Operator Loan and all interest, late charges, LIBOR breakage charges, if any, prepayment premium, if any, exit fee, if any, interest rate swap or hedge expenses, if any, reimbursement obligations, fees and expenses for letters of credit issued by the Lender for the account of the Operators, if any, and other indebtedness evidenced by or owing under any of the Operator Loan Documents, and any application for letters of credit and master letter of credit agreement executed by the Operators, together with any renewals, extensions, replacements, amendments, modifications and refinancings of any of the foregoing; and

 

(vi)          The performance and observance of the covenants, conditions, agreements, representations, warranties and other liabilities and obligations of the Operators or any other obligor to or benefiting the Lender which are evidenced or secured by or otherwise provided in any of the Operator Loan Documents.

 

PROVIDED, HOWEVER , that if the Borrowers shall pay the principal and all interest as provided in the Note, and if the Operators shall pay the principal and all interest as provided in the Operator Loan Documents, and if all other sums secured hereby are paid, and if the Mortgagor shall pay all other sums herein provided for, and shall well and truly keep and perform all of the covenants herein contained, then this conveyance shall be null and void and may be cancelled of record at the request and at the cost of the Mortgagor, otherwise to remain in full force and effect.

 

IT IS FURTHER UNDERSTOOD AND AGREED THAT :

 

1.             Title .   The Mortgagor represents, warrants and covenants that (a) the Mortgagor is the owner and holder of the fee simple title to the Premises, free and clear of all liens and encumbrances, except those conveyances, liens and encumbrances in favor of the Lender and except for Permitted Exceptions (as defined in the Loan Agreement); and (b) the Mortgagor has legal power and authority to convey, mortgage and encumber the Premises.

 

2.             Maintenance, Repair, Restoration, Prior Liens, Parking .  The Mortgagor covenants that, so long as any portion of the Indebtedness remains unpaid, the Mortgagor will:

 

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(a)           Promptly repair, restore or rebuild any Improvements now or hereafter on the Premises which may become damaged or be destroyed to a condition substantially similar to the condition immediately prior to such damage or destruction, whether or not proceeds of insurance are available or sufficient for the purpose;

 

(b)           Keep the Premises in good condition and repair, without waste, and free from mechanics’, materialmen’s or like liens or claims or other liens or claims for lien (other than Permitted Exceptions and subject to the Mortgagor’s right to contest liens as permitted by the terms of Section 26 hereof);

 

(c)           Pay when due the Loan in accordance with the terms of the Note and the other Loan Documents and duly perform and observe all of the terms, covenants and conditions to be observed and performed by the Mortgagor under the Note, this Mortgage and the other Loan Documents;

 

(d)           Pay when due any indebtedness which may be secured by a permitted lien or charge on the Premises on a parity with, superior to or inferior to this Mortgage, and upon request exhibit satisfactory evidence of the discharge of such lien to the Lender (subject to the Mortgagor’s right to contest liens as permitted by the terms of Section 26 hereof);

 

(e)           Complete within a reasonable time any improvements at any time in the process of erection upon the Premises;

 

(f)            Comply with all requirements of law, municipal ordinances or restrictions and covenants of record with respect to the Premises and the use thereof;

 

(g)           Obtain and maintain in full force and effect, and abide by and satisfy the material terms and conditions of, all material permits, licenses, registrations and other authorizations with or granted by any governmental authorities that may be required from time to time with respect to the performance of the Mortgagor’s obligations under this Mortgage;

 

(h)           Make no material alterations in the Premises or demolish any portion of the Premises without the Lender’s prior written consent, except as required by law or municipal ordinance;

 

(i)            Suffer or permit no change in the use or general nature of the occupancy of the Premises, without the Lender’s prior written consent;

 

(j)            Pay when due all operating costs of the Premises;

 

(k)           Not initiate or acquiesce in any zoning reclassification with respect to the Premises, without the Lender’s prior written consent;

 

(l)            Provide and thereafter maintain adequate parking areas within the Premises as may be required by law, ordinance or regulation (whichever may be greater), together with any sidewalks, aisles, streets, driveways and sidewalk cuts and sufficient

 

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paved areas for ingress, egress and right of way to and from the adjacent public thoroughfares necessary or desirable for the use thereof; and

 

(m)          Comply with, and cause the Premises at all times to be operated in compliance with, all applicable federal, state, local and municipal environmental, health and safety laws, statutes, ordinances, rules and regulations.

 

3.             Payment of Taxes and Assessments .  The Mortgagor will pay when due and before any penalty attaches, all general and special taxes, assessments, water charges, sewer charges, and other fees, taxes, charges and assessments of every kind and nature whatsoever (all herein generally called Taxes ), whether or not assessed against the Mortgagor, if applicable to the Premises or any interest therein, or the Indebtedness, or any obligation or agreement secured hereby, subject to the Mortgagor’s right to contest the same, as provided by the terms hereof; and the Mortgagor will, upon written request, furnish to the Lender duplicate receipts therefor within 10 days after the Lender’s request.

 

4.             Tax Deposits .  If requested by the Lender, the Mortgagor shall deposit with the Lender, on the first day of each month until the Indebtedness is fully paid, a sum equal to 1/12th of 105% of the most recent ascertainable annual Taxes on the Premises.  If requested by the Lender, the Mortgagor shall also deposit with the Lender an amount of money which, together with the aggregate of the monthly deposits to be made pursuant to the preceding sentence as of one month prior to the date on which the next installment of annual Taxes for the current calendar year become due, shall be sufficient to pay in full such installment of annual Taxes, as estimated by the Lender.  Such deposits are to be held without any allowance of interest and are to be used for the payment of Taxes next due and payable when they become due.  So long as no Event of Default under this Mortgage shall exist, the Lender shall, at its option, pay such Taxes when the same become due and payable (upon submission of appropriate bills therefor from the Mortgagor) or shall release sufficient funds to the Mortgagor for the payment thereof.  If the funds so deposited are insufficient to pay any such Taxes for any year (or installments thereof, as applicable) when the same shall become due and payable, the Mortgagor shall, within 10 days after receipt of written demand therefor, deposit additional funds as may be necessary to pay such Taxes in full.  If the funds so deposited exceed the amount required to pay such Taxes for any year, the excess shall be applied toward subsequent deposits.  Said deposits need not be kept separate and apart from any other funds of the Lender.  The Lender, in making any payment hereby authorized relating to Taxes, may do so according to any bill, statement or estimate procured from the appropriate public office without inquiry into the accuracy of such bill, statement or estimate or into the validity of any tax, assessment, sale, forfeiture, tax lien or title or claim thereof.  The Lender shall not exercise its right to require such deposits so long as the Borrower has paid all Taxes when due.

 

5.             Lender’s Interest In and Use of Deposits .  Upon an Event of Default under this Mortgage, the Lender may, at its option, apply any monies at the time on deposit pursuant to Section 4 hereof to cure any Event of Default under this Mortgage or to pay any of the Indebtedness in such order and manner as the Lender may elect.  If such deposits are used to cure an Event of Default or pay any of the Indebtedness, the Mortgagor shall immediately, upon demand by the Lender, deposit with the Lender an amount equal to the amount so used from the deposits.  When the Indebtedness has been fully paid, any remaining deposits shall be returned to

 

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the Mortgagor.  Such deposits are hereby pledged as additional security for the Indebtedness and shall not be subject to the direction or control of the Mortgagor.  The Lender shall not be liable for any failure to apply to the payment of Taxes any amount so deposited unless the Mortgagor, prior to an Event of Default under this Mortgage, shall have requested the Lender in writing to make application of such funds to the payment of such amounts, accompanied by the bills for such Taxes.  The Lender shall not be liable for any act or omission taken in good faith or pursuant to the instruction of any party.

 

6.             Insurance .

 

(a)           The Mortgagor shall at all times keep all buildings, improvements, fixtures and articles of personal property now or hereafter situated on the Premises insured against loss or damage by fire and such other hazards as may reasonably be required by the Lender, in accordance with the terms, coverages and provisions described in the Loan Agreement, and such other insurance as the Lender may from time to time reasonably require.  Unless the Mortgagor provides the Lender evidence of the insurance coverages required hereunder, the Lender may purchase insurance at the Mortgagor’s expense to cover the Lender’s interest in the Premises.  The insurance may, but need not, protect the Mortgagor’s interest.  The coverages that the Lender purchases may not pay any claim that the Mortgagor makes or any claim that is made against the Mortgagor in connection with the Premises.  The Mortgagor may later cancel any insurance purchased by the Lender, but only after providing the Lender with evidence that the Mortgagor has obtained insurance as required by this Mortgage.  If the Lender purchases insurance for the Premises, the Mortgagor will be responsible for the costs of such insurance, including, without limitation, interest and any other charges which the Lender may impose in connection with the placement of the insurance, until the effective date of the cancellation or expiration of the insurance.  The costs of the insurance may be added to the Indebtedness.  The cost of the insurance may be more than the cost of insurance the Mortgagor may be able to obtain on its own.

 

(b)           The Mortgagor shall not take out separate insurance concurrent in form or contributing in the event of loss with that required to be maintained hereunder unless the Lender is included thereon as the loss payee or an additional insured as applicable, under a standard mortgage clause acceptable to the Lender and such separate insurance is otherwise acceptable to the Lender.

 

(c)           In the event of loss, the Mortgagor shall give prompt notice thereof to the Lender, and the Lender shall have the sole and absolute right to make proof of loss.  The Lender shall have the right, at its option and in its sole discretion, to apply any insurance proceeds arising from such loss, after the payment of all of the Lender’s expenses, either (i) on account of the Indebtedness, irrespective of whether such principal balance is then due and payable, whereupon the Lender may declare the whole of the balance of Indebtedness to be due and payable, or (ii) to the restoration or repair of the property damaged as provided in paragraph (d) of this Section.  If insurance proceeds are made available to the Mortgagor by the Lender as hereinafter provided, the Mortgagor shall repair, restore or rebuild the damaged or destroyed portion of the Premises so that the condition and value of the Premises are substantially the same as the condition and value of the Premises prior to being damaged or destroyed.  Any insurance proceeds applied on account of the unpaid principal balance of the Note shall be subject to the prepayment provisions

 

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contained in the Loan Agreement and the Note.  In the event of foreclosure of this Mortgage, all right, title and interest of the Mortgagor in and to any insurance policies then in force shall pass to the purchaser at the foreclosure sale.

 

(d)           If insurance proceeds are made available by the Lender to the Mortgagor, the following provisions shall apply:

 

(i)            Before commencing to repair, restore or rebuild following damage to, or destruction of, all or a portion of the Improvements, whether by fire or other casualty, the Mortgagor shall obtain from the Lender its approval of all site and building plans and specifications pertaining to such repair, restoration or rebuilding.

 

(ii)           Prior to each payment or application of any insurance proceeds to the repair or restoration of such Improvements (which payment or application may be made, at the Lender’s option, through an escrow, the terms and conditions of which are satisfactory to the Lender and the cost of which is to be borne by the Mortgagor), the Lender shall be satisfied as to the following:

 

(A)          No Default (as defined in Section 36 of this Mortgage) or Event of Default under this Mortgage has occurred and is continuing;

 

(B)           Either such Improvements have been fully restored, or the expenditure of money as may be received from such insurance proceeds will be sufficient to repair, restore or rebuild the Premises, free and clear of all liens, claims and encumbrances, except the lien of this Mortgage and the Permitted Exceptions, or, if such insurance proceeds shall be insufficient to repair, restore and rebuild the Premises, the Mortgagor has deposited with the Lender such amount of money which, together with the insurance proceeds shall be sufficient to restore, repair and rebuild the Premises; and

 

(C)           Prior to each disbursement of any such proceeds, the Lender shall be furnished with a statement of the Lender’s architect (the cost of which shall be borne by the Mortgagor), certifying the extent of the repair and restoration completed to the date thereof, and that such repairs, restoration, and rebuilding have been performed to date in conformity with the plans and specifications approved by the Lender and with all statutes, regulations or ordinances (including building and zoning ordinances) affecting the Premises; and the Lender shall be furnished with appropriate evidence of payment for labor or materials furnished to the Premises, and total or partial lien waivers substantiating such payments.

 

(iii)          If the Mortgagor shall fail to restore, repair or rebuild such Improvements within a time deemed satisfactory by the Lender, then the Lender, at its option, may (A) commence and perform all necessary acts to restore, repair or rebuild such Improvements for or on behalf of the Mortgagor, or (B) declare an Event of Default under this Mortgage.  If insurance proceeds shall exceed the amount necessary to complete the repair, restoration or rebuilding of such Improvements, such excess shall be applied on

 

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account of the Indebtedness, irrespective of whether such Indebtedness is then due and payable without payment of any premium or penalty.

 

7.             Condemnation .  If all or any part of the Premises are damaged, taken or acquired, either temporarily or permanently, in any condemnation proceeding, or by exercise of the right of eminent domain, the amount of any award or other payment for such taking or damages made in consideration thereof, to the extent of the full amount of the remaining unpaid Indebtedness, is hereby assigned to the Lender, who is empowered to collect and receive the same and to give proper receipts therefor in the name of the Mortgagor and the same shall be paid forthwith to the Lender.  Such award or monies shall be applied on account of the Indebtedness, irrespective of whether such Indebtedness is then due and payable and, at any time from and after the taking the Lender may declare the whole of the balance of the Indebtedness to be due and payable.  Notwithstanding the provisions of this Section to the contrary, if any condemnation or taking of less than the entire Premises occurs, such award or monies shall be applied, at the option of the Lender and in its sole discretion, either (i) on account of the Indebtedness as provided above, or (ii) to any necessary restoration or repair of the remaining property, on the terms contained in Section 6(d) hereof.

 

8.             Stamp Tax .  If, by the laws of the United States of America, or of any state or political subdivision having jurisdiction over the Mortgagor, any tax is due or becomes due in respect of the execution and delivery of this Mortgage, the Note or any of the other Loan Documents, the Mortgagor shall pay such tax in the manner required by any such law.  The Mortgagor further agrees to reimburse the Lender for any sums which the Lender may expend by reason of the imposition of any such tax.  Notwithstanding the foregoing, the Mortgagor shall not be required to pay any income or franchise taxes of the Lender.

 

9.             Lease and Rent Assignment .  The Mortgagor acknowledges that, concurrently herewith, the Mortgagor has executed and delivered to the Lender, as additional security for the repayment of the Loan, an Absolute Assignment of Rents and Leases (the Assignment ) pursuant to which the Mortgagor has assigned to the Lender interests in the leases of the Premises and the rents and income from the Premises.  All of the provisions of the Assignment are hereby incorporated herein as if fully set forth at length in the text of this Mortgage.  The Mortgagor agrees to abide by all of the provisions of the Assignment.

 

10.           Effect of Extensions of Time and Other Changes .  If the payment of the Indebtedness or any part thereof is extended or varied, if any part of any security for the payment of the Indebtedness is released, if the rate of interest charged under the Note is changed or if the time for payment thereof is extended or varied, all persons now or at any time hereafter liable therefor, or interested in the Premises or having an interest in the Mortgagor, shall be held to assent to such extension, variation, release or change and their liability and the lien and all of the provisions hereof shall continue in full force, any right of recourse against all such persons being expressly reserved by the Lender, notwithstanding such extension, variation, release or change.

 

11.           Effect of Changes in Laws Regarding Taxation .  If any law is enacted after the date hereof requiring (a) the deduction of any lien on the Premises from the value thereof for the purpose of taxation or (b) the imposition upon the Lender of the payment of the whole or any part of the Taxes, charges or liens herein required to be paid by the Mortgagor, or (c) a change in

 

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the method of taxation of mortgages, deeds of trust or debts secured by mortgages or deeds of trust or the Lender’s interest in the Premises, or the manner of collection of taxes, so as to affect this Mortgage or the Indebtedness or the holders thereof, then the Mortgagor, upon demand by the Lender, shall pay such Taxes or charges, or reimburse the Lender therefor; provided, however, that the Mortgagor shall not be deemed to be required to pay any income or franchise taxes of the Lender.  Notwithstanding the foregoing, if in the opinion of counsel for the Lender it is or may be unlawful to require the Mortgagor to make such payment or the making of such payment might result in the imposition of interest beyond the maximum amount permitted by law, then the Lender may declare all of the Indebtedness to be immediately due and payable.

 

12.           Lender’s Performance of Defaulted Acts and Expenses Incurred by Lender .  If an Event of Default under this Mortgage has occurred and is continuing, the Lender may, but need not, make any payment or perform any act herein required of the Mortgagor in any form and manner deemed expedient by the Lender, and may, but need not, make full or partial payments of principal or interest on prior encumbrances, if any, and purchase, discharge, compromise or settle any tax lien or other prior lien or title or claim thereof, or redeem from any tax sale or forfeiture affecting the Premises or consent to any tax or assessment or cure any default of the Mortgagor in any lease of the Premises.  All monies paid for any of the purposes herein authorized and all expenses paid or incurred in connection therewith, including reasonable attorneys’ fees, and any other monies advanced by the Lender in regard to any tax referred to in Section 8 hereof or to protect the Premises or the lien hereof, shall be so much additional Indebtedness, and shall become immediately due and payable by the Mortgagor to the Lender, upon demand, and with interest thereon accruing from the date of such demand until paid at the Default Rate (as defined in the Note or the Loan Agreement).  In addition to the foregoing, any costs, expenses and fees, including reasonable attorneys’ fees, incurred by the Lender in connection with (a) sustaining the lien of this Mortgage or its priority, (b) protecting or enforcing any of the Lender’s rights hereunder, (c) recovering any Indebtedness, (d) any litigation or proceedings affecting the Note, this Mortgage, any of the other Loan Documents or the Premises, including without limitation, bankruptcy and probate proceedings, or (e) preparing for the commencement, defense or participation in any threatened litigation or proceedings affecting the Note, this Mortgage, any of the other Loan Documents or the Premises, shall be so much additional Indebtedness, and shall become immediately due and payable by the Mortgagor to the Lender, upon demand, and with interest thereon accruing from the date of such demand until paid at the Default Rate.  The interest accruing under this Section shall be immediately due and payable by the Mortgagor to the Lender, and shall be additional Indebtedness evidenced by the Note and secured by this Mortgage.  The Lender’s failure to act shall never be considered as a waiver of any right accruing to the Lender on account of any Event of Default under this Mortgage or any of the other Loan Documents.  Should any amount paid out or advanced by the Lender hereunder, or pursuant to any agreement executed by the Mortgagor in connection with the Loan, be used directly or indirectly to pay off, discharge or satisfy, in whole or in part, any lien or encumbrance upon the Premises or any part thereof, then the Lender shall be subrogated to any and all rights, equal or superior titles, liens and equities, owned or claimed by any owner or holder of said outstanding liens, charges and indebtedness, regardless of whether said liens, charges and indebtedness are acquired by assignment or have been released of record by the holder thereof upon payment.

 

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13.           Security Agreement .  The Mortgagor and the Lender agree that this Mortgage shall constitute a Security Agreement within the meaning of the Code with respect to (a) all sums at any time on deposit for the benefit of the Mortgagor or held by the Lender (whether deposited by or on behalf of the Mortgagor or anyone else) pursuant to any of the provisions of this Mortgage or the other Loan Documents, and (b) any personal property included in the granting clauses of this Mortgage, which personal property may not be deemed to be affixed to the Premises or may not constitute a “fixture” (within the meaning of the Code and which property is hereinafter referred to as Personal Property ), and all replacements of, substitutions for, additions to, and the proceeds thereof, and the supporting obligations (as defined in the Code) (all of said Personal Property and the replacements, substitutions and additions thereto and the proceeds thereof being sometimes hereinafter collectively referred to as Collateral ), and that a security interest in and to the Collateral is hereby granted to the Lender, and the Collateral and all of the Mortgagor’s right, title and interest therein are hereby assigned to the Lender, all to secure payment of the Indebtedness.  All of the provisions contained in this Mortgage pertain and apply to the Collateral as fully and to the same extent as to any other property comprising the Premises; and the following provisions of this Section shall not limit the applicability of any other provision of this Mortgage but shall be in addition thereto:

 

(a)           The Mortgagor (being the Debtor as that term is used in the Code) is and will be the true and lawful owner of the Collateral and has rights in and the power to transfer the Collateral, subject to no liens, charges or encumbrances other than the lien of this Mortgage, other liens and encumbrances benefiting the Lender and no other party, and liens and encumbrances, if any, expressly permitted by the other Loan Documents.

 

(b)           The Collateral is to be used by the Mortgagor solely for business purposes.

 

(c)           The Collateral will be kept at the Real Estate and, except for Collateral no longer useful in connection with the operation of the Real Estate, provided that prior to the sale or other disposition thereof, such Collateral has been replaced by property of at least equal value and utility and which is subject to the lien of this Mortgage, will not be removed therefrom without the consent of the Lender (being the Secured Party as that term is used in the Code).  The Collateral may be affixed to the Real Estate but will not be affixed to any other real estate.

 

(d)           The only persons having any interest in the Premises are the Mortgagor, the Lender and holders of interests, if any, expressly permitted hereby.

 

(e)           No Financing Statement (other than Financing Statements showing the Lender as the sole secured party, or with respect to liens or encumbrances, if any, expressly permitted hereby) covering any of the Collateral or any proceeds thereof is on file in any public office except pursuant hereto; and the Mortgagor, at the Mortgagor’s own cost and expense, upon demand, will furnish to the Lender such further information and will execute and deliver to the Lender such financing statements and other documents in form satisfactory to the Lender and will do all such acts as the Lender may request at any time or from time to time or as may be necessary or appropriate to establish and maintain a perfected security interest in the Collateral as security for the Indebtedness, subject to no other liens or encumbrances, other than liens or

 

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encumbrances benefiting the Lender and no other party, and liens and encumbrances (if any) expressly permitted hereby; and the Mortgagor will pay the cost of filing or recording such financing statements or other documents, and this instrument, in all public offices wherever filing or recording is deemed by the Lender to be desirable.  The Mortgagor hereby irrevocably authorizes the Lender at any time, and from time to time, to file in any jurisdiction any initial financing statements and amendments thereto, without the signature of the Mortgagor, that (i) indicate the Collateral (A) is comprised of all assets of the Mortgagor or words of similar effect, regardless of whether any particular asset comprising a part of the Collateral falls within the scope of Article 9 of the Uniform Commercial Code of the jurisdiction wherein such financing statement or amendment is filed, or (B) as being of an equal or lesser scope or within greater detail as the grant of the security interest set forth herein, and (ii) contain any other information required by the Uniform Commercial Code of the jurisdiction wherein such financing statement or amendment is filed regarding the sufficiency or filing office acceptance of any financing statement or amendment, including (A) whether the Mortgagor is an organization, the type of organization and any organizational identification number issued to the Mortgagor, and (B) in the case of a financing statement filed as a fixture filing or indicating Collateral as as-extracted collateral or timber to be cut, a sufficient description of the real property to which the Collateral relates.  The Mortgagor agrees to furnish any such information to the Lender promptly upon request.  The Mortgagor further ratifies and affirms its authorization for any financing statements and/or amendments thereto, executed and filed by the Lender in any jurisdiction prior to the date of this Mortgage.  In addition, the Mortgagor shall make appropriate entries on its books and records disclosing the Lender’s security interests in the Collateral.

 

(f)            Upon and during the continuance of an Event of Default under this Mortgage, the Lender shall have the remedies of a secured party under the Code, including, without limitation, the right to take immediate and exclusive possession of the Collateral, or any part thereof, and for that purpose, so far as the Mortgagor can give authority therefor, with or without judicial process, may enter (if this can be done without breach of the peace) upon any place which the Collateral or any part thereof may be situated and remove the same therefrom (provided that if the Collateral is affixed to real estate, such removal shall be subject to the conditions stated in the Code); and the Lender shall be entitled to hold, maintain, preserve and prepare the Collateral for sale, until disposed of, or may propose to retain the Collateral subject to the Mortgagor’s right of redemption in satisfaction of the Mortgagor’s obligations, as provided in the Code.  The Lender may render the Collateral unusable without removal and may dispose of the Collateral on the Premises.  The Lender may require the Mortgagor to assemble the Collateral and make it available to the Lender for its possession at a place to be designated by the Lender which is reasonably convenient to both parties.  The Lender will give the Mortgagor at least 10 days notice of the time and place of any public sale of the Collateral or of the time after which any private sale or any other intended disposition thereof is made. The requirements of reasonable notice shall be met if such notice is mailed, by certified United States mail or equivalent, postage prepaid, to the address of the Mortgagor hereinafter set forth at least 10 days before the time of the sale or disposition.  The Lender may buy at any public sale.  The Lender may buy at private sale if the Collateral is of a type customarily sold in a recognized market or is of a type which

 

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is the subject of widely distributed standard price quotations.  Any such sale may be held in conjunction with any foreclosure sale of the Premises.  If the Lender so elects, the Premises and the Collateral may be sold as one lot.  The net proceeds realized upon any such disposition, after deduction for the expenses of retaking, holding, preparing for sale, selling and the reasonable attorneys’ fees and legal expenses incurred by the Lender, shall be applied against the Indebtedness in such order or manner as the Lender shall select.  The Lender will account to the Mortgagor for any surplus realized on such disposition.

 

(g)           The terms and provisions contained in this Section, unless the context otherwise requires, shall have the meanings and be construed as provided in the Code.

 

(h)           This Mortgage is intended to be a financing statement filed as a fixture filing pursuant to Section 9-502(c) of the Code, as adopted in the State of Arkansas.  The addresses of the Mortgagor (Debtor) and the Lender (Secured Party) are hereinbelow set forth.  This Mortgage is to be filed for recording in appropriate public records of the county or counties where the Premises are located and Mortgagor hereby authorizes Lender to file any and all financing statements in the county or counties where the Premises are located, and/or such other jurisdictions as reasonably determined by Lender, in order to perfect the security interests created hereby.  The Mortgagor is the record owner of the Premises.

 

(i)            To the extent permitted by applicable law, the security interest created hereby is specifically intended to cover all Leases between the Mortgagor or its agents as lessor, and various tenants named therein, as lessee, including all extended terms and all extensions and renewals of the terms thereof, as well as any amendments to or replacement of said Leases, together with all of the right, title and interest of the Mortgagor, as lessor thereunder.

 

(j)            The Mortgagor represents and warrants that:  (i) the Mortgagor is the record owner of the Premises; (ii) the Mortgagor’s chief executive office is located in the State of Georgia; (iii) the Mortgagor’s state of organization is the State of Georgia; (iv) the Mortgagor’s exact legal name is as set forth on Page 1 of this Mortgage; and (v) the Mortgagor’s organizational identification number, if any, is as stated in the Loan Agreement.

 

(k)           The Mortgagor hereby agrees that:  (i) where Collateral is in possession of a third party, the Mortgagor will join with the Lender in notifying the third party of the Lender’s interest and obtaining an acknowledgment from the third party that it is holding the Collateral for the benefit of the Lender; (ii) the Mortgagor will cooperate with the Lender in obtaining control with respect to Collateral consisting of:  deposit accounts, investment property, letter of credit rights and electronic chattel paper; and (iii) until the Indebtedness is paid in full, Mortgagor will not change the state where it is located or change its name or form of organization without giving the Lender at least 30 days prior written notice in each instance.

 

14.           Events of Default; Acceleration .  Each of the following shall constitute an Event of Default under this Mortgage:

 

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(a)           The Mortgagor fails to pay any amount payable to the Lender under this Mortgage when any such payment is due in accordance with the terms hereof.

 

(b)           The Mortgagor fails to perform or observe, or to cause to be performed or observed, any other obligation, covenant, term, agreement or provision required to be performed or observed by the Mortgagor under this Mortgage; provided, however, that:

 

(i)           If such failure can be cured solely by the payment of money, such failure shall not constitute an Event of Default unless it shall continue for a period of five days after written notice to the Mortgagor;

 

(ii)           If such failure cannot be cured solely by the payment of money and does not pose an emergency or dangerous condition or a material threat to the security for the Loan, such failure shall not constitute an Event of Default unless it shall continue for a period of 30 days after written notice to the Mortgagor; and

 

(iii)          If a failure described in (ii) above is of such a nature that it cannot reasonably be cured within such 30-day period, and if such failure is susceptible of cure, it shall not constitute an Event of Default if corrective action is instituted by the Mortgagor within such 30-day period and is diligently pursued and such failure is cured within 90 days after the occurrence of such failure;

 

(c)           The occurrence of an Event of Default under the Loan Agreement, the Note or any of the other Loan Documents.

 

If an Event of Default occurs under this Mortgage, the Lender may, at its option, declare the whole of the Indebtedness to be immediately due and payable without further notice to the Mortgagor, with interest thereon accruing from the date of such Event of Default until paid at the Default Rate.

 

15.           Foreclosure; Expense of Litigation .

 

(a)           When all or any part of the Indebtedness shall become due, whether by acceleration or otherwise, the Lender shall have the right to foreclose the lien hereof for such Indebtedness or part thereof and/or exercise any right, power or remedy provided (i) in this Mortgage or any of the other Loan Documents in accordance with the applicable laws of the State of Arkansas, or (ii) under Arkansas law including the use of non-judicial statutory foreclosure proceedings.  In the event of a foreclosure sale, the Lender is hereby authorized, without the consent of the Mortgagor, to assign any and all insurance policies to the purchaser at such sale or to take such other steps as the Lender may deem advisable to cause the interest of such purchaser to be protected by any of such insurance policies.

 

(b)           In any suit or other proceeding to foreclose this Mortgage or enforce any other remedy of the Lender under this Mortgage or the Note, there shall be allowed and included as additional indebtedness in the decree for sale or other judgment or decree all expenditures and expenses which may be actually paid or incurred by or on behalf of the Lender for reasonable attorneys’ fees, appraisers’ fees, outlays for documentary and expert evidence, stenographers’ charges, publication costs, and costs (which may be estimated as to items to be expended after

 

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entry of the decree) of procuring all such abstracts of title, title searches and examinations, title insurance policies, and similar data and assurances with respect to the title as the Lender may deem reasonably necessary either to prosecute such suit or to evidence to bidders at any sale which may be had pursuant to such decree the true condition of the title to or the value of the Premises.  All expenditures and expenses of the nature mentioned in this Section and such other expenses and fees as may be incurred in the enforcement of the Mortgagor’s obligations hereunder, the protection of said Premises and the maintenance of the interest created by this Mortgage, including the actual and reasonable fees of any attorney employed by the Lender in any litigation or proceeding affecting this Mortgage, the Note, or the Premises, including probate and bankruptcy proceedings, or in preparations for the commencement or defense of any proceeding or threatened suit or proceeding shall be immediately due and payable by the Mortgagor, with interest thereon until paid at the Default Rate and shall be secured by this Mortgage.

 

(c)           Upon any foreclosure sale, the Lender may bid for and purchase the Premises in whole or in parcels and shall be entitled to apply all or any part of any indebtedness or obligation secured hereby as a credit to the purchase price.

 

16.           Application of Proceeds of Foreclosure Sale .  The proceeds of any foreclosure sale of the Premises shall be distributed and applied in accordance with the applicable laws of the State of Arkansas and, unless otherwise specified therein, in such order as the Lender may determine in its sole and absolute discretion, subject to any express provisions of the Loan Agreement.

 

17.           Appointment of Receiver .  Upon or at any time after the filing of a complaint to foreclose this Mortgage, the court in which such complaint is filed shall, upon petition by the Lender, appoint a receiver for the Premises in accordance with the applicable laws of the State of Arkansas.  Such appointment may be made either before or after sale, without notice, without regard to the solvency or insolvency of the Mortgagor at the time of application for such receiver and without regard to the value of the Premises or whether the same shall be then occupied as a homestead or not and the Lender hereunder or any other holder of the Note may be appointed as such receiver.  Such receiver shall have power to collect the rents, issues and profits of the Premises (i) during the pendency of such foreclosure suit, (ii) in case of a sale and a deficiency, during the full statutory period of redemption, whether there be redemption or not, and (iii) during any further times when the Mortgagor, but for the intervention of such receiver, would be entitled to collect such rents, issues and profits.  Such receiver also shall have all other powers and rights that may be necessary or are usual in such cases for the protection, possession, control, management and operation of the Premises during said period, including, to the extent permitted by law, the right to lease all or any portion of the Premises for a term that extends beyond the time of such receiver’s possession without obtaining prior court approval of such lease.  The court from time to time may authorize the application of the net income received by the receiver in payment of (a) the Indebtedness, or any amount found due or secured by any judgment or decree foreclosing this Mortgage, or any tax, special assessment or other lien which may be or become superior to the lien hereof or of such judgment or decree, provided such application is made prior to foreclosure sale, and (b) any deficiency upon a sale and deficiency.

 

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18.           Lender’s Right of Possession in Case of Default .  At any time after an Event of Default under this Mortgage has occurred and is continuing, the Mortgagor shall, upon demand of the Lender, surrender to the Lender possession of the Premises.  The Lender, in its discretion, may, with process of law, enter upon and take and maintain possession of all or any part of the Premises, together with all documents, books, records, papers and accounts relating thereto, and may exclude the Mortgagor and its employees, agents or servants therefrom, and the Lender may then hold, operate, manage and control the Premises, either personally or by its agents.  The Lender shall have full power to use such measures, legal or equitable, as in its discretion may be deemed proper or necessary to enforce the payment or security of the avails, rents, issues, and profits of the Premises, including actions for the recovery of rent, actions in forcible detainer and actions in distress for rent.  Without limiting the generality of the foregoing, but subject to applicable Arkansas law, the Lender shall have full power to:

 

(a)           Cancel or terminate any lease or sublease for any cause or on any ground which would entitle the Mortgagor to cancel the same;

 

(b)           Elect to disaffirm any lease or sublease which is then subordinate to this Mortgage;

 

(c)           Extend or modify any then existing leases and to enter into new leases, which extensions, modifications and leases may provide for terms to expire, or for options to lessees to extend or renew terms to expire, beyond the Maturity Date and beyond the date of the issuance of a deed or deeds to a purchaser or purchasers at a foreclosure sale, it being understood and agreed that any such leases, and the options or other such provisions to be contained therein, shall be binding upon the Mortgagor and all persons whose interests in the Premises are subject to this Mortgage and upon the purchaser or purchasers at any foreclosure sale, notwithstanding any redemption from sale, discharge of the Indebtedness, satisfaction of any foreclosure judgment, or issuance of any certificate of sale or deed to any purchaser;

 

(d)           Make any repairs, renewals, replacements, alterations, additions, betterments and improvements to the Premises as the Lender deems are necessary;

 

(e)           Insure and reinsure the Premises and all risks incidental to the Lender’s possession, operation and management thereof; and

 

(f)            Receive all of such avails, rents, issues and profits.

 

19.           Application of Income Received by Lender .  The Lender, in the exercise of the rights and powers hereinabove conferred upon it, shall have full power to use and apply the avails, rents, issues and profits of the Premises to the payment of or on account of the following, in such order as the Lender may determine:

 

(a)           To the payment of the operating expenses of the Premises, including cost of management and leasing thereof (which shall include compensation to the Lender and its agent or agents, if management be delegated to an agent or agents, and shall also include lease commissions and other compensation and expenses of seeking and

 

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procuring tenants and entering into leases), established claims for damages, if any, and premiums on insurance hereinabove authorized;

 

(b)           To the payment of taxes and special assessments now due or which may hereafter become due on the Premises; and

 

(c)           To the payment of any Indebtedness, including any deficiency which may result from any foreclosure sale.

 

20.           Compliance with Law .

 

(a)           If any provision in this Mortgage shall be inconsistent with any provision of the applicable laws of the State of Arkansas, such laws shall take precedence over the provisions of this Mortgage, but shall not invalidate or render unenforceable any other provision of this Mortgage that can be construed in a manner consistent with such laws.

 

(b)           If any provision of this Mortgage shall grant to the Lender (including the Lender acting as a mortgagee-in-possession) or a receiver appointed pursuant to the provisions of this Mortgage any powers, rights or remedies prior to, upon or following the occurrence of an Event of Default under this Mortgage which are more limited than the powers, rights or remedies that would otherwise be vested in the Lender or in such receiver under the applicable laws of the State of Arkansas in the absence of said provision, the Lender and such receiver shall be vested with the powers, rights and remedies granted by such laws to the full extent permitted by law.

 

21.           Rights Cumulative .  Each right, power and remedy herein conferred upon the Lender is cumulative and in addition to every other right, power or remedy, express or implied, given now or hereafter existing under any of the Loan Documents or at law or in equity, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the Lender, and the exercise or the beginning of the exercise of one right, power or remedy shall not be a waiver of the right to exercise at the same time or thereafter any other right, power or remedy, and no delay or omission of the Lender in the exercise of any right, power or remedy accruing hereunder or arising otherwise shall impair any such right, power or remedy, or be construed to be a waiver of any Event of Default under this Mortgage or acquiescence therein.

 

22.           Lender’s Right of Inspection .  The Lender and its representatives shall have the right to inspect the Premises and the books and records with respect thereto at all reasonable times upon not less than 24 hours’ prior notice to the Mortgagor, and access thereto, subject to the rights of tenants in possession, shall be permitted for that purpose.

 

23.           Release Upon Payment and Discharge of Mortgagor’s Obligations .  The Lender shall release this Mortgage and the lien hereof by proper instrument upon payment and discharge of all Indebtedness, including payment of all reasonable expenses incurred by the Lender in connection with the execution of such release.

 

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24.           Notices .  All notices and other communications provided for in this Mortgage ( Notices ) shall be in writing.  The Notice Addresses of the parties for purposes of this Mortgage are as follows:

 

Mortgagor:

 

Woodland Hills HC Property Holdings, LLC

Two Buckhead Plaza

3050 Peachtree Road NW, Suite 355

Atlanta, Georgia 30305

Attention: Boyd P. Gentry

 

 

 

With a copy to:

 

Holt Ney Zatcoff & Wasserman, LLP

100 Galleria Parkway, Suite 1800

Atlanta, Georgia 30339

Attention: Gregory P. Youra

 

 

 

Lender:

 

The PrivateBank and Trust Company

120 South LaSalle Street

Chicago, Illinois 60603

Attention: Amy K. Hallberg

 

 

 

With a copy to:

 

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

Attention : Alvin L. Kruse

 

or such other address as a party may designate by notice duly given in accordance with this Section to the other parties.  A Notice to a party shall be effective when delivered to such party’s Notice Address by any means, including, without limitation, personal delivery by the party giving the Notice, delivery by United States regular, certified or registered mail, or delivery by a commercial courier or delivery service.  If the Notice Address of a party includes a facsimile number or electronic mail address, Notice given by facsimile or electronic mail shall be effective when delivered at such facsimile number or email address.  If delivery of a Notice is refused, it shall be deemed to have been delivered at the time of such refusal of delivery.  The party giving a Notice shall have the burden of establishing the fact and date of delivery or refusal of delivery of a Notice.

 

25.           Waiver of Rights .   The Mortgagor hereby covenants and agrees that it will not at any time insist upon or plead, or in any manner claim or take any advantage of, any stay, exemption, extension, homestead, dower, reinstatement or redemption law or any so-called “Moratorium Law” now or at any time hereafter in force providing for the valuation or appraisement of the Premises, or any part thereof, prior to any sale or sales thereof to be made pursuant to any provisions herein contained, or to any decree, judgment or order of any court of competent jurisdiction; or, after such sale or sales, claim or exercise any rights under any statute now or hereafter in force to redeem the property so sold, or any part thereof, or relating to the marshalling thereof, upon foreclosure sale or other enforcement hereof; and without limiting the foregoing:

 

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(a)           The Mortgagor specifically acknowledges that the transaction to which this Mortgage is a part is a transaction which does not include either agricultural real property or residential real estate and the Mortgagor hereby expressly, voluntarily and knowingly waives any and all rights of appraisement, valuation, stay, extension, homestead, dower, reinstatement and redemption, if any, under any order, judgment or decree of foreclosure of this Mortgage, on its own behalf and on behalf of each and every person, it being the intent hereof that any and all such rights of appraisement, valuation, stay, extension, homestead, dower, reinstatement and redemption of the Mortgagor and of all other persons are and shall be deemed to be hereby waived to the full extent permitted by the applicable laws of the State of Arkansas, and the Mortgagor specifically waives all redemption powers and rights which otherwise might be available to Mortgagor pursuant to Ark. Code Ann. § 16-66-502 and Ark. Code Ann. § 18-49-106, or that Act No. 153 of the Arkansas General Assembly passed on May 8, 1899; and

 

(b)           The Mortgagor will not invoke or utilize any such law or laws or otherwise hinder, delay or impede the execution of any right, power or remedy herein or otherwise granted or delegated to the Lender but will suffer and permit the execution of every such right, power and remedy as though no such law or laws had been made or enacted.

 

26.           Contests .  Notwithstanding anything to the contrary herein contained, the Mortgagor shall have the right to contest by appropriate legal proceedings diligently prosecuted any Taxes imposed or assessed upon the Premises or which may be or become a lien thereon and any mechanics’, materialmen’s or other liens or claims for lien upon the Premises (each, a Contested Lien ), and no Contested Lien shall constitute an Event of Default under this Mortgage, if, but only if:

 

(a)           The Mortgagor shall forthwith give notice of any Contested Lien to the Lender at the time the same shall be asserted;

 

(b)           The Mortgagor shall either pay under protest or deposit with the Lender the full amount (the Lien Amount ) of such Contested Lien, together with such amount as the Lender may reasonably estimate as interest or penalties which might arise during the period of contest; provided that in lieu of such payment the Mortgagor may furnish to the Lender a bond or title indemnity in such amount and form, and issued by a bond or title insuring company, as may be satisfactory to the Lender;

 

(c)           The Mortgagor shall diligently prosecute the contest of any Contested Lien by appropriate legal proceedings having the effect of staying the foreclosure or forfeiture of the Premises, and shall permit the Lender to be represented in any such contest and shall pay all expenses incurred, in so doing, including fees and expenses of the Lender’s counsel (all of which shall constitute so much additional Indebtedness bearing interest at the Default Rate until paid, and payable upon demand);

 

(d)           The Mortgagor shall pay each such Contested Lien and all Lien Amounts together with interest and penalties thereon (i) if and to the extent that any such Contested Lien shall be determined adverse to the Mortgagor, or (ii) forthwith upon demand by the

 

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Lender if, in the opinion of the Lender, and notwithstanding any such contest, the Premises shall be in jeopardy or in danger of being forfeited or foreclosed; provided that if the Mortgagor shall fail so to do, the Lender may, but shall not be required to, pay all such Contested Liens and Lien Amounts and interest and penalties thereon and such other sums as may be necessary in the judgment of the Lender to obtain the release and discharge of such liens; and any amount expended by the Lender in so doing shall be so much additional Indebtedness bearing interest at the Default Rate until paid, and payable upon demand; and provided further that the Lender may in such case use and apply monies deposited as provided in paragraph (b) of this Section and may demand payment upon any bond or title indemnity furnished as aforesaid.

 

27.           Expenses Relating to Note and Mortgage .

 

(a)           The Mortgagor will pay all expenses, charges, costs and fees relating to the Loan or necessitated by the terms of the Note, this Mortgage or any of the other Loan Documents, including without limitation, the Lender’s reasonable attorneys’ fees actually incurred in connection with the negotiation, documentation, administration, servicing and enforcement of the Note, this Mortgage and the other Loan Documents, all filing, registration and recording fees, all other expenses incident to the execution and acknowledgment of this Mortgage and all federal, state, county and municipal taxes, and other taxes (provided the Mortgagor shall not be required to pay any income or franchise taxes of the Lender), duties, imposts, assessments and charges arising out of or in connection with the execution and delivery of the Note and this Mortgage.  The Mortgagor recognizes that, during the term of this Mortgage, the Lender:

 

(i)            May be involved in court or administrative proceedings, including, without restricting the foregoing, foreclosure, probate, bankruptcy, creditors’ arrangements, insolvency, housing authority and pollution control proceedings of any kind, to which the Lender shall be a party by reason of the Loan Documents or in which the Loan Documents or the Premises are involved directly or indirectly;

 

(ii)           May make preparations following the occurrence of an Event of Default under this Mortgage for the commencement of any suit for the foreclosure hereof, which may or may not be actually commenced;

 

(iii)          May make preparations following the occurrence of an Event of Default under this Mortgage for, and do work in connection with, the Lender’s taking possession of and managing the Premises, which event may or may not actually occur;

 

(iv)          May make preparations for and commence other private or public actions to remedy an Event of Default under this Mortgage, which other actions may or may not be actually commenced;

 

(v)           May enter into negotiations with the Mortgagor or any of its agents, employees or attorneys in connection with the existence or curing of any Event of Default under this Mortgage, the sale of the Premises, the assumption of liability for any of the Indebtedness or the transfer of the Premises in lieu of foreclosure; or

 

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(vi)          May enter into negotiations with the Mortgagor or any of its agents, employees or attorneys pertaining to the Lender’s approval of actions taken or proposed to be taken by the Mortgagor which approval is required by the terms of this Mortgage.

 

(b)           All expenses, charges, costs and fees described in this Section shall be so much additional Indebtedness, shall bear interest from the date so incurred until paid at the Default Rate and shall be paid, together with said interest, by the Mortgagor forthwith upon demand.

 

28.           Statement of Indebtedness .  The Mortgagor, within seven days after being so requested by the Lender, shall furnish a duly acknowledged written statement setting forth the amount of the debt secured by this Mortgage, the date to which interest has been paid and stating either that no offsets or defenses exist against such debt or, if such offsets or defenses are alleged to exist, the nature thereof.

 

29.           Further Instruments .  Upon request of the Lender, the Mortgagor shall execute, acknowledge and deliver all such additional instruments and further assurances of title and shall do or cause to be done all such further acts and things as may reasonably be necessary fully to effectuate the intent of this Mortgage and of the other Loan Documents.

 

30.           Additional Indebtedness Secured .  All persons and entities with any interest in the Premises or about to acquire any such interest should be aware that this Mortgage secures more than the stated principal amount of the Note and interest thereon; this Mortgage secures any and all other amounts which may become due under the Note, any of the other Loan Documents or any other document or instrument evidencing, securing or otherwise affecting the Indebtedness, including, without limitation, any and all amounts expended by the Lender to operate, manage or maintain the Premises or to otherwise protect the Premises or the lien of this Mortgage.

 

31.           Indemnity .  The Mortgagor hereby covenants and agrees that no liability shall be asserted or enforced against the Lender in the exercise of the rights and powers granted to the Lender in this Mortgage, and the Mortgagor hereby expressly waives and releases any such liability, except to the extent resulting from the gross negligence or willful misconduct of the Lender.  The Mortgagor shall indemnify and save the Lender harmless from and against any and all liabilities, obligations, losses, damages, claims, costs and expenses, including reasonable attorneys’ fees and court costs actually incurred (collectively, Claims ), of whatever kind or nature which may be imposed on, incurred  by or asserted against the Lender at any time by any third party which relate to or arise from:  (a) any suit or proceeding (including probate and bankruptcy proceedings), or the threat thereof, in or to which the Lender may or does become party, either as plaintiff or as defendant, by reason of this Mortgage or for the purpose of protecting the lien of this Mortgage; (b) the offer for sale or sale of all or any portion of the Premises; and (c) the ownership, leasing, use, operation or maintenance of the Premises, if such Claims relate to or arise from actions taken prior to the surrender of possession of the Premises to the Lender in accordance with the terms of this Mortgage; provided, however, that the Mortgagor shall not be obligated to indemnify or hold the Lender harmless from and against any Claims directly arising from the gross negligence or willful misconduct of the Lender.  All costs provided for herein and paid for by the Lender shall be so much additional Indebtedness and

 

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shall become immediately due and payable upon demand by the Lender and with interest thereon from the date incurred by the Lender until paid at the Default Rate.

 

32.           Subordination of Property Manager’s Lien .  Any property management agreement for the Premises entered into hereafter with a property manager shall contain a provision whereby the property manager agrees that any and all mechanics’ lien rights that the property manager or anyone claiming by, through or under the property manager may have in the Premises shall be subject and subordinate to the lien of this Mortgage and shall provide that the Lender may terminate such agreement, without penalty or cost, at any time after the occurrence of an Event of Default under this Mortgage.  Such property management agreement or a short form thereof, at the Lender’s request, shall be recorded in the appropriate public records of the county where the Premises are located.  In addition, if the property management agreement in existence as of the date hereof does not contain a subordination provision, the Mortgagor shall cause the property manager under such agreement to enter into a subordination of the management agreement with the Lender, in recordable form, whereby such property manager subordinates present and future lien rights and those of any party claiming by, through or under such property manager to this Mortgage.

 

33.           Compliance with Environmental Laws .  Concurrently herewith the Mortgagor and the Guarantors have executed and delivered to the Lender that certain Environmental Indemnity Agreement dated as of the date hereof (the Indemnity ) pursuant to which the Mortgagor and the Guarantors have indemnified the Lender for environmental matters concerning the Premises, as more particularly described therein.  The provisions of the Indemnity are hereby incorporated herein and this Mortgage shall secure the obligations of the Mortgagor thereunder.

 

34.           Miscellaneous .

 

(a)           Incorporation of Sections 12.2 and 12.3 of Loan Agreement .  The provisions of Sections 12.2 and 12.3 of the Loan Agreement are hereby incorporated into and made a part of this Mortgage.

 

(b)           Usury and Truth in Lending .  Notwithstanding the provisions contained in Section 34(d) of this Mortgage to the contrary, the Mortgagor acknowledges that the Loan evidenced in the Loan Agreement was solicited, negotiated, closed and funded outside the State of Arkansas, and the Mortgagor waives any argument that the laws of the State of Arkansas shall apply for usury purposes.  The Loan is an exempted transaction under the Truth In Lending Act, 15 U.S.C., §1601, et seq.

 

(c)           Successors and Assigns .  This Mortgage and all provisions hereof shall be binding upon and enforceable against the Mortgagor and its assigns and other successors.  This Mortgage and all provisions hereof shall inure to the benefit of the Lender, its successors and assigns and any holder or holders, from time to time, of the Note.

 

(d)           Invalidity of Provisions; Governing Law .  In the event that any provision of this Mortgage is deemed to be invalid by reason of the operation of law, or by reason of the interpretation placed thereon by any administrative agency or any court, the Mortgagor and the

 

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Lender shall negotiate an equitable adjustment in the provisions of the same in order to effect, to the maximum extent permitted by law, the purpose of this Mortgage and the validity and enforceability of the remaining provisions, or portions or applications thereof, shall not be affected thereby and shall remain in full force and effect.  Subject to the provisions contained in Section 34(b) of this Mortgage, this Mortgage is to be construed in accordance with and governed by the laws of the State of Arkansas.

 

(e)           Municipal Requirements .  The Mortgagor shall not by act or omission permit any building or other improvement on premises not subject to the lien of this Mortgage to rely on the Premises or any part thereof or any interest therein to fulfill any municipal or governmental requirement, and the Mortgagor hereby assigns to the Lender any and all rights to give consent for all or any portion of the Premises or any interest therein to be so used.  Similarly, no building or other improvement on the Premises shall rely on any premises not subject to this Mortgage or any interest therein to fulfill any governmental or municipal requirement.  Any act or omission by the Mortgagor which would result in a violation of any of the provisions of this paragraph shall be void.

 

(f)            Rights of Tenants .  The Lender shall have the right and option to commence a civil action to foreclose this Mortgage and to obtain a decree of foreclosure and sale subject to the rights of any tenant or tenants of the Premises having an interest in the Premises prior to that of the Lender.  The failure to join any such tenant or tenants of the Premises as party defendant or defendants in any such civil action or the failure of any decree of foreclosure and sale to foreclose their rights shall not be asserted by the Mortgagor as a defense in any civil action instituted to collect the Indebtedness, or any part thereof or any deficiency remaining unpaid after foreclosure and sale of the Premises, any statute or rule of law at any time existing to the contrary notwithstanding.

 

(g)           Option of Lender to Subordinate .  At the option of the Lender, this Mortgage shall become subject and subordinate, in whole or in part (but not with respect to priority of entitlement to insurance proceeds or any condemnation or eminent domain award) to any and all leases of all or any part of the Premises upon the execution by the Lender of a unilateral declaration to that effect and the recording thereof in the appropriate public records in and for the county wherein the Premises are situated.

 

(h)           Mortgagee-in-Possession .  Nothing herein contained shall be construed as constituting the Lender a mortgagee-in-possession in the absence of the actual taking of possession of the Premises by the Lender pursuant to this Mortgage.

 

(i)            Relationship of Lender and Mortgagor .  The Lender shall in no event be construed for any purpose to be a partner, joint venturer, agent or associate of the Mortgagor or of any lessee, operator, concessionaire or licensee of the Mortgagor in the conduct of their respective businesses, and, without limiting the foregoing, the Lender shall not be deemed to be such partner, joint venturer, agent or associate on account of the Lender becoming a mortgagee-in-possession or exercising any rights pursuant to this Mortgage, any of the other Loan Documents, or otherwise.  The relationship of the Mortgagor and the Lender hereunder is solely that of debtor/creditor.

 

24



 

(j)            Time of the Essence .  Time is of the essence of the payment by the Mortgagor of all amounts due and owing to the Lender under the Note and the other Loan Documents and the performance and observance by the Mortgagor of all terms, conditions, obligations and agreements contained in this Mortgage and the other Loan Documents.

 

(k)           No Merger .  The parties hereto intend that this Mortgage and the interest hereunder shall not merge in the fee simple title to the Premises, and if the Lender acquires any additional or other interest in or to the Premises or the ownership thereof, then, unless a contrary intent is manifested by the Lender as evidenced by an express statement to that effect in an appropriate document duly recorded, this Mortgage and the interest hereunder shall not merge in the fee simple title and this Mortgage may be foreclosed as if owned by a stranger to the fee simple title.

 

(l)            Complete Agreement; No Reliance; Modifications .  This Mortgage, the Note and the other Loan Documents constitute the complete agreement between the parties with respect to the subject matter hereof.  The Mortgagor acknowledges that it is executing this Mortgage without relying on any statements, representations or warranties, either oral or written, that are not expressly set forth herein or in the other Loan Documents.  This Mortgage and the Loan Documents may not be modified, altered or amended except by an agreement in writing signed by both the Mortgagor and the Lender.

 

(m)          Captions .  The captions and headings of various Sections and paragraphs of this Mortgage and exhibits pertaining hereto are for convenience only and are not to be considered as defining or limiting in any way the scope or intent of the provisions hereof.

 

(n)           Gender and Number .  Any word herein which is expressed in the masculine or neuter gender shall be deemed to include the masculine, feminine and neuter genders.  Any word herein which is expressed in the singular or plural number shall be deemed, whenever appropriate in the context, to include the singular and the plural.

 

(o)           Execution of Counterparts .  This Mortgage may be executed in any number of counterparts and by the different parties hereto on separate counterparts and each such counterpart shall be deemed to be an original, but all such counterparts shall together constitute but one and the same document.  Receipt of an executed signature page to this Mortgage by facsimile or other electronic transmission shall constitute effective delivery thereof.  An electronic record of this executed Mortgage maintained by the Lender shall be deemed to be an original.

 

(p)           Construction .  Each party to this Mortgage and legal counsel to each party have participated in the drafting of this Mortgage, and accordingly the general rule of construction to the effect that any ambiguities in a contract are resolved against the party drafting the contract shall not be employed in the construction and interpretation of this Mortgage.

 

35.           Litigations Provisions .

 

(a)           Consent to Jurisdiction THE MORTGAGOR CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, AND OF ANY STATE OR FEDERAL COURT LOCATED OR

 

25



 

HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED, IN WHICH ANY LEGAL PROCEEDING MAY BE COMMENCED OR PENDING RELATING IN ANY MANNER TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

(b)            Consent to Venue THE MORTGAGOR AGREES THAT ANY LEGAL PROCEEDING RELATING TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS MAY BE BROUGHT AGAINST THE MORTGAGOR IN ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED.  THE MORTGAGOR WAIVES ANY OBJECTION TO VENUE IN ANY SUCH COURT AND WAIVES ANY RIGHT IT MAY HAVE TO TRANSFER OR CHANGE THE VENUE FROM ANY SUCH COURT.

 

(c)           No Proceedings in Other Jurisdictions THE MORTGAGOR AGREES THAT IT WILL NOT COMMENCE ANY LEGAL PROCEEDING AGAINST THE LENDER RELATING IN ANY MANNER TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS IN ANY COURT OTHER THAN A STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR IF A LEGAL PROCEEDING IS COMMENCED BY THE LENDER AGAINST THE MORTGAGOR IN A COURT IN ANOTHER LOCATION, BY WAY OF A COUNTERCLAIM IN SUCH LEGAL PROCEEDING.

 

(d)           Waiver of Jury Trial THE MORTGAGOR HEREBY WAIVES TRIAL BY JURY IN ANY LEGAL PROCEEDING RELATING TO THIS MORTGAGE, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

36.           Definitions of Certain Terms .  The following terms shall have the following meanings in this Mortgage:

 

Code :  The Uniform Commercial Code of the State of Arkansas as from time to time in effect; provided, however, that in the event that, by reason of mandatory provisions of law, any or all of the attachment, perfection or priority of, or remedies with respect to, the security interest in any collateral is governed by the Uniform Commercial Code as in effect in a jurisdiction other than the State of Arkansas, the term “Code” shall mean the Uniform Commercial Code as in effect in such other jurisdiction for purposes of the provisions of this Mortgage or the other Loan Documents relating to such attachment, perfection, priority or remedies and for purposes of definitions related to such provisions.

 

Default :  When used in reference to this Mortgage or any other document, or in reference to any provision of or obligation under this Mortgage or any other document, the occurrence of an event or the existence of a condition which, with the passage of time or the giving of notice, or both, would constitute an Event of Default under this Mortgage or such other document, as the case may be.

 

26



 

Event of Default :  The following: (i) when used in reference to this Mortgage, one or more of the events or occurrences referred to in Section 14 of this Mortgage; and (ii) when used in reference to any other document, a default or event of default under such document that has continued after the giving of any applicable notice and the expiration of any applicable grace or cure periods.

 

Hedging Agreements :  The following: (i) any ISDA Master Agreement between the Mortgagor and the Lender or any other provider, (ii) any Schedule to Master Agreement between the Mortgagor and the Lender or any other provider, and (iii) all other agreements entered into from time to time by the Mortgagor and the Lender or any other provider relating to Hedging Transactions.

 

Hedging Transaction :  Any transaction (including an agreement with respect thereto) now existing or hereafter entered into between the Mortgagor and the Lender or any other provider which is a rate swap, basis swap, forward rate transaction, commodity swap, commodity option, equity or equity index swap, equity or equity index option, bond option, interest rate option, foreign exchange transaction, cap transaction, floor transaction, collar transaction, forward transaction, currency swap transaction, cross-currency rate swap transaction, currency option or any other similar transaction (including any option with respect to any of these transactions) or any combination thereof, whether linked to one or more interest rates, foreign currencies, commodity prices, equity prices or other financial measures.

 

[SIGNATURE PAGE(S) AND EXHIBIT(S),

IF ANY, FOLLOW THIS PAGE]

 

27



 

IN WITNESS WHEREOF , the Mortgagor has executed and delivered this Mortgage as of the day and year first above written.

 

 

 

WOODLAND HILLS HC PROPERTY HOLDINGS, LLC

 

 

 

 

 

By

/s/ Christopher F. Brogdon

 

 

Christopher F. Brogdon, Manager

 

- AdCare Little Rock Owner Loan Mortgage (Woodland Hills) -

- Signature Page 1 -

 



 

ACKNOWLEDGMENT

 

STATE OF GEORGIA

)

 

 

)

ss:

COUNTY OF COBB

)

 

 

On this day, before me, the undersigned, a Notary Public, duly commissioned, qualified and acting, within and for said County and State, appeared in person the within named Christopher F. Brogdon, to me personally well known, who stated that he is the Manager of Woodland Hills HC Property Holdings, LLC, a Georgia limited liability company and was duly authorized in that capacity to execute the foregoing instrument for and in the name and behalf of said company, and further stated and acknowledged that he had so signed, executed and delivered the foregoing instrument for the consideration, uses and purposes therein mentioned and set forth.

 

IN TESTIMONY WHEREOF, I have hereunto set my hand and official seal this 1st day of April, 2012.

 

 

 

 

/s/ Ellen W. Smith

 

 

Notary Public

 

 

 

My Commission Expires:

 

 

 

 

 

January 30, 2016

 

 

(S E A L)

 

 

 

- AdCare Little Rock  Owner Loan Mortgage (Woodland Hills) -

- Signature Page 2 -

 


Exhibit 10.15

 

14307743.3
03-27-12

 

(1.2)

 

This Document Prepared by

and after Recording Return to:

 

Alvin L. Kruse

Amy L. Kurland

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

 

ABSOLUTE ASSIGNMENT OF RENTS AND LEASES

 

THIS ABSOLUTE ASSIGNMENT OF RENTS AND LEASES dated as of April 1, 2012 (this Assignment ), is executed by LITTLE ROCK HC&R PROPERTY HOLDINGS, LLC , a Georgia limited liability company (the Assignor ), to and for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation (the Assignee ).

 

RECITALS:

 

A.            Pursuant to the terms of a Loan Agreement of even date herewith (the Loan Agreement ), by and among the Assignor, Northridge HC&R Property Holdings, LLC, a Georgia limited liability company, Woodland Hills HC Property Holdings, LLC, a Georgia limited liability company (the Assignor together with Northridge HC&R Property Holdings, LLC and Woodland Hills HC Property Holdings, LLC, the Borrowers ) and the Assignee, the Assignee has agreed to make a loan to the Borrowers in the principal amount of $21,800,000 ( the Loan ).  The Borrowers are executing a Promissory Note of even date herewith (the Note ) payable to the order of the Assignee in the principal amount of $21,800,000 to evidence the Loan.

 

B.            As provided in the Loan Agreement, the Assignee may extend a revolving loan (the Operator Loan ) to Little Rock HC&R Nursing, LLC, Northridge HC&R Nursing, LLC, and Woodland Hills HC Nursing, LLC, each a Georgia limited liability company (the Operators ), pursuant to the Operator Loan Documents (as defined in the Loan Agreement).

 

C.            A condition precedent to the Assignee’s extension of the Loan to the Assignor, and to the making of the Operator Loan by the Assignee to the Operators, is the execution and delivery by the Assignor of this Assignment.

 



 

NOW, THEREFORE , for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto mutually agree as follows:

 

1.             Definitions .  All capitalized terms which are not defined herein shall have the meanings ascribed thereto in the Loan Agreement.

 

2.             Absolute and Present Assignment .  The Assignor hereby bargains, grants, sells, transfers, conveys, sets over and assigns to the Assignee, it successors and assigns, as an Absolute Assignment and not merely one for security, all of the right, title and interest of the Assignor in and to (i) all of the rents, revenues, issues, profits, proceeds, receipts, income, accounts and other receivables arising out of or from the land legally described in Exhibit A attached hereto and made a part hereof and all buildings and other improvements located thereon (said land and improvements being hereinafter referred to collectively as the Premises ), including, without limitation, lease termination fees, purchase option fees and other fees and expenses payable under any lease; (ii) all leases and subleases (collectively, Leases ), now or hereafter existing, of all or any part of the Premises together with all guaranties of any of such Leases and all security deposits delivered by tenants thereunder, whether in cash or letter of credit; (iii) all rights and claims for damage against tenants arising out of defaults under the Leases, including rights to termination fees and compensation with respect to rejected Leases pursuant to Section 365(a) of the Federal Bankruptcy Code or any replacement Section thereof; and (iv) all tenant improvements and fixtures located on the Premises.  This Assignment is an absolute perfected and present transfer and assignment of the foregoing interests to the Assignee, and not an assignment for security purposes only, which secures:

 

(a)           Payment by the Borrowers when due of (i) the indebtedness evidenced by the Note and any and all renewals, extensions, replacements, amendments, modifications and refinancings thereof; (ii) any and all other indebtedness and obligations that may be due and owing to the Assignee by the Borrowers under or with respect to the Loan Documents (as defined in the Loan Agreement); and (iii) all costs and expenses paid or incurred by the Assignee in enforcing its rights hereunder, including without limitation, court costs and reasonable attorneys’ fees actually incurred;

 

(b)           Observance and performance by the Borrowers of the covenants, conditions, agreements, representations, warranties and other liabilities and obligations of the Borrowers or any other obligor to or benefiting the Assignee which are evidenced or secured by or otherwise provided in the Note, this Assignment or any of the other Loan Documents, together with all amendments and modifications thereof; and

 

(c)           Payment when due of (i) the Operator Loan and any and all renewals, extensions, replacements, amendments, modifications and refinancings thereof; and (ii) any and all other indebtedness and obligations that may be due and owing to the Assignee by any of the Operators under or with respect to the Operator Loan Documents.

 

3.             Representations and Warranties of Assignor .  The Assignor represents and warrants to the Assignee that:

 



 

(a)           This Assignment, as executed by the Assignor, constitutes the legal and binding obligation of the Assignor enforceable in accordance with its terms and provisions;

 

(b)           The Assignor is the lessor under all Leases;

 

(c)           There is no other existing assignment of the Assignor’s entire or any part of its interest in or to any of the Leases, or any of the rents, issues, income or profits assigned hereunder, nor has the Assignor entered into any agreement to subordinate any of the Leases or the Assignor’s right to receive any of the rents, issues, income or profits assigned hereunder;

 

(d)           The Assignor has not executed any instrument or performed any act which may prevent the Assignee from operating under any of the terms and provisions hereof or which would limit the Assignee in such operation; and

 

(e)           There are no defaults by the landlord and, to the Assignor’s knowledge, there are no material defaults by tenants under any Leases.

 

4.             Covenants of the Assignor .  The Assignor covenants and agrees that so long as this Assignment shall be in effect:

 

(a)           The Assignor shall not enter into any additional Leases, other than Leases which are entered into in the ordinary course of the Assignor’s business with individual patients under patient agreements;

 

(b)           The Assignor shall observe and perform all of the covenants, terms, conditions and agreements contained in the Leases to be observed or performed by the lessor thereunder, and the Assignor shall not do or suffer to be done anything to impair the security thereof.  The Assignor shall not (i) release the liability of any tenant under any Lease, (ii) consent to any tenant’s withholding of rent or making monetary advances and off setting the same against future rentals, (iii) consent to any tenant’s claim of a total or partial eviction, (iv) consent to a tenant termination or cancellation of any Lease, except as specifically provided therein, or (v) enter into any oral leases with respect to all or any portion of the Premises;

 

(c)           The Assignor shall not collect any of the rents, issues, income or profits assigned hereunder more than 30 days in advance of the time when the same shall become due, except for security or similar deposits;

 

(d)           The Assignor shall not make any other assignment of its entire or any part of its interest in or to any or all Leases, or any or all rents, issues, income or profits assigned hereunder, except as specifically permitted by the Loan Documents;

 

(e)           The Assignor shall not modify the terms and provisions of any Lease, nor shall the Assignor give any consent (including, but not limited to, any consent to any assignment of, or subletting under, any Lease, except as expressly permitted thereby) or

 



 

approval required or permitted by such terms and provisions, or cancel or terminate any Lease, without the Assignee’s prior written consent;

 

(f)            The Assignor shall not accept a surrender of any Lease or convey or transfer, or suffer or permit a conveyance or transfer, of the premises demised under any Lease or of any interest in any Lease so as to effect, directly or indirectly, proximately or remotely, a merger of the estates and rights of, or a termination or diminution of the obligations of, any tenant thereunder; any termination fees payable under a Lease for the early termination or surrender thereof shall be paid jointly to the Assignor and the Assignee;

 

(g)           The Assignor shall not alter, modify or change the terms of any guaranty of any Lease, or cancel or terminate any such guaranty or do or permit to be done anything which would terminate any such guaranty as a matter of law;

 

(h)           The Assignor shall not waive or excuse the obligation to pay rent under any Lease;

 

(i)            The Assignor shall, at its sole cost and expense, appear in and defend any and all actions and proceedings arising under, relating to or in any manner connected with any Lease or the obligations, duties or liabilities of the lessor or any tenant or guarantor thereunder, and shall pay all costs and expenses of the Assignee, including court costs and reasonable attorneys’ fees actually incurred, in any such action or proceeding in which the Assignee may appear;

 

(j)            The Assignor shall give prompt notice to the Assignee of any notice of any default by the lessor under any Lease received from any tenant or guarantor thereunder;

 

(k)           The Assignor shall enforce the observance and performance of each covenant, term, condition and agreement contained in each Lease to be observed and performed by the tenants and guarantors thereunder and shall immediately notify the Assignee of any material breach by the tenant or guarantor under any such Lease;

 

(l)            The Assignor shall not permit any of the Leases to become subordinate to any lien or liens other than liens securing the indebtedness secured hereby or liens for general real estate taxes not delinquent;

 

(m)          The Assignor shall not execute hereafter any Lease unless there shall be included therein a provision providing that the tenant thereunder acknowledges that such Lease has been assigned pursuant to this Assignment and agrees not to look to the Assignee as mortgagee, mortgagee in possession or successor in title to the Premises for accountability for any security deposit required by lessor under such Lease unless such sums have actually been received in cash by the Assignee as security for tenant’s performance under such Lease; and

 

(n)           If any tenant under any Lease is or becomes the subject of any proceeding under the Federal Bankruptcy Code, as amended from time to time, or any other federal,

 



 

state or local statute which provides for the possible termination or rejection of the Leases assigned hereby, the Assignor covenants and agrees that if any such Lease is so terminated or rejected, no settlement for damages shall be made without the prior written consent of the Assignee, and any check in payment of damages for termination or rejection of any such Lease will be made payable both to the Assignor and the Assignee.  The Assignor hereby assigns any such payment to the Assignee and further covenants and agrees that upon the request of the Assignee, it will duly endorse to the order of the Assignee any such check, the proceeds of which shall be applied in accordance with the provisions of Section 8 below.

 

5.             Rights Prior to Default .  Unless or until an Event of Default (as defined in Section 6 hereof) shall occur and be continuing, the Assignor shall have the right and license to collect, at the time (but in no event more than 30 days in advance) provided for the payment thereof, all rents, issues, income and profits assigned hereunder, and to retain, use and enjoy the same.  Upon the occurrence of an Event of Default, the Assignor’s right and license to collect such rents, issues, income and profits shall immediately terminate without further notice thereof to the Assignor.  The Assignee shall have the right to notify the tenants under the Leases of the existence of this Assignment at any time.

 

6.             Events of Default .  Each of the following shall constitute an Event of Default under this Assignment:

 

(a)           The Assignor fails to pay any amount payable under this Assignment when any such payment is due in accordance with the terms hereof.

 

(b)           The Assignor fails to perform or observe, or to cause to be performed or observed, any other obligation, covenant, term, agreement or provision required to be performed or observed by the Assignor under this Assignment; provided, however, that:

 

(i)            If such failure can be cured solely by the payment of money, such failure shall not constitute an Event of Default unless it shall continue for a period of five days after written notice to the Assignor;

 

(ii)           If such failure cannot be cured solely by the payment of money and does not pose an emergency or dangerous condition or a material threat to the security for the Loan, such failure shall not constitute an Event of Default unless it shall continue for a period of 30 days after written notice to the Assignor; and

 

(iii)          If a failure described in (ii) above is of such a nature that it cannot reasonably be cured within such 30-day period, and if such failure is susceptible of cure, it shall not constitute an Event of Default if corrective action is instituted by the Assignor within such 30-day period and is diligently pursued and such failure is cured within 90 days after the occurrence of such failure.

 

(c)           The occurrence of an Event of Default under the Loan Agreement or any of the other Loan Documents.

 



 

7.             Rights and Remedies Upon Default .  At any time upon or following the occurrence and during the continuance of any Event of Default, the Assignee, at its option, may exercise any one or more of the following rights and remedies without any obligation to do so, without in any way waiving such Event of Default, without further notice or demand on the Assignor, without regard to the adequacy of the security for the obligations secured hereby, without releasing the Assignor or any guarantor of the Note from any obligation, and with or without bringing any action or proceeding to foreclose the Mortgage or any other lien or security interest granted by the Loan Documents:

 

(a)           The Assignee may declare the unpaid balance of the principal sum of the Note, together with all accrued and unpaid interest thereon, immediately due and payable.

 

(b)           The Assignee may enter upon and take possession of the Premises, either in person or by agent or by a receiver appointed by a court, and have, hold, manage, lease and operate the same on such terms and for such period of time as the Assignee may deem necessary or proper, with full power to make from time to time all alterations, renovations, repairs or replacements thereto or thereof as may seem proper to the Assignee, to make, enforce, modify and accept the surrender of Leases, to obtain and evict tenants, to fix or modify rents, and to do any other act which the Assignee deems necessary or proper.

 

(c)           The Assignee may either with or without taking possession of the Premises, demand, sue for, settle, compromise, collect, and give acquittances for all rents, issues, income and profits of and from the Premises and pursue all remedies for enforcement of the Leases and all the lessor’s rights therein and thereunder.  This Assignment shall constitute an authorization and direction to the tenants under the Leases to pay all rents and other amounts payable under the Leases to the Assignee, without proof of default hereunder, upon receipt from the Assignee of written notice to thereafter pay all such rents and other amounts to the Assignee and to comply with any notice or demand by the Assignee for observance or performance of any of the covenants, terms, conditions and agreements contained in the Leases to be observed or performed by the tenants thereunder, and the Assignor shall facilitate in all reasonable ways the Assignee’s collection of such rents, issues, income and profits, and upon request will execute written notices to the tenants under the Leases to thereafter pay all such rents and other amounts to the Assignee.

 

(d)           The Assignee may make any payment or do any act required herein of the Assignor in such manner and to such extent as the Assignee may deem necessary, and any amount so paid by the Assignee shall become immediately due and payable by the Assignor with interest thereon until paid at the Default Rate and shall be secured by this Assignment.

 

8.             Application of Funds .  Except as otherwise provided in the Mortgage or by applicable law, all sums collected and received by the Assignee out of the rents, issues, income and profits of the Premises following the occurrence of any one or more Events of Default shall be applied in such order as the Assignee shall elect in its sole and absolute discretion.

 



 

9.             Limitation of the Assignee’s Liability .  The Assignee shall not be liable for any loss sustained by the Assignor resulting from the Assignee’s failure to let the Premises or from any other act or omission of the Assignee in managing, operating or maintaining the Premises following the occurrence of an Event of Default.  The Assignee shall not be obligated to observe, perform or discharge, nor does the Assignee hereby undertake to observe, perform or discharge any covenant, term, condition or agreement contained in any Lease to be observed or performed by the lessor thereunder, or any obligation, duty or liability of the Assignor under or by reason of this Assignment.  The Assignor shall and does hereby agree to indemnify, defend (using counsel satisfactory to the Assignee) and hold the Assignee harmless from and against any and all liability, loss or damage which the Assignee may incur under any Lease or under or by reason of this Assignment and of and from any and all claims and demands whatsoever which may be asserted against the Assignee by reason of any alleged obligation or undertaking on the Assignee’s part to observe or perform any of the covenants, terms, conditions and agreements contained in any Lease; provided, however, in no event shall the Assignor be liable for any liability, loss or damage which the Assignee incurs as a result of the Assignee’s gross negligence or willful misconduct.  Should the Assignee incur any such liability, loss or damage under any Lease or under or by reason of this Assignment, or in the defense of any such claim or demand, the amount thereof, including costs, expenses and reasonable attorneys’ fees actually incurred, shall become immediately due and payable by the Assignor with interest thereon at the Default Rate and shall be secured by this Assignment.  This Assignment shall not operate to place responsibility upon the Assignee for the care, control, management or repair of the Premises or for the carrying out of any of the covenants, terms, conditions and agreements contained in any Lease, nor shall it operate to make the Assignee responsible or liable for any waste committed upon the Premises by any tenant, occupant or other party, or for any dangerous or defective condition of the Premises, or for any negligence in the management, upkeep, repair or control of the Premises resulting in loss or injury or death to any tenant, occupant, licensee, employee or stranger.  Nothing set forth herein or in the Mortgage, and no exercise by the Assignee of any of the rights set forth herein or in the Mortgage shall constitute or be construed as constituting the Assignee a “mortgagee in possession” of the Premises, in the absence of the taking of actual possession of the Premises by the Assignee pursuant to the provisions hereof or of the Mortgage.

 

10.           No Waiver .  Nothing contained in this Assignment and no act done or omitted to be done by the Assignee pursuant to the rights and powers granted to it hereunder shall be deemed to be a waiver by the Assignee of its rights and remedies under any of the Loan Documents.  This Assignment is made and accepted without prejudice to any of the rights and remedies of the Assignee under the terms and provisions of such instruments, and the Assignee may exercise any of its rights and remedies under the terms and provisions of such instruments either prior to, simultaneously with, or subsequent to any action taken by the Assignee hereunder.  The Assignee may take or release any other security for the performance of the obligations secured hereby, may release any party primarily or secondarily liable therefor, and may apply any other security held by it for the satisfaction of the obligations secured hereby without prejudice to any of the Assignee’s rights and powers hereunder.

 

11.           Further Assurances .  The Assignor shall execute or cause to be executed such additional instruments (including, but not limited to, general or specific assignments of such Leases as the Assignee may designate) and shall do or cause to be done such further acts, as the

 



 

Assignee may request, in order to permit the Assignee to perfect, protect, preserve and maintain the assignment made to the Assignee by this Assignment.

 

12.           Security Deposits .  The Assignor acknowledges that the Assignee has not received for its own account any security deposited by any tenant pursuant to the terms of the Leases and that the Assignee assumes no responsibility or liability for any security so deposited.

 

13.           Compliance with Law of State .

 

(a)           If any provision in this Assignment shall be inconsistent with any provision of the applicable laws of the State in which the Premises are located, such laws shall take precedence over the provisions of this Assignment, but shall not invalidate or render unenforceable any other provision of this Assignment that can be construed in a manner consistent with such laws.

 

(b)           If any provision of this Assignment shall grant to the Assignee any powers, rights or remedies prior to, upon or following the occurrence of an Event of Default which are more limited than the powers, rights or remedies that would otherwise be vested in the Assignee under applicable laws of the State in which the Premises are located in the absence of said provision, the Assignee shall be vested with the powers, rights and remedies granted by such laws to the full extent permitted by law.

 

14.           Severability .  If any provision of this Assignment is deemed to be invalid by reason of the operation of law, or by reason of the interpretation placed thereon by any administrative agency or any court, the Assignee and the Assignor shall negotiate an equitable adjustment in the provisions of the same in order to effect, to the maximum extent permitted by law, the purpose of this Assignment and the validity and enforceability of the remaining provisions, or portions or applications thereof, shall not be affected thereby and shall remain in full force and effect.

 

15.           Incorporation of Sections 12.2 and 12.3 of Loan Agreement .  The provisions of Sections 12.2 and 12.3 of the Loan Agreement are hereby incorporated into and made a part of this Assignment.

 

16.           Successors and Assigns .  This Assignment is binding upon the Assignor and its legal representatives, successors and assigns, and the rights, powers and remedies of the Assignee under this Assignment shall inure to the benefit of the Assignee and its successors and assigns.

 

17.           Prior Agreements; No Reliance; Modifications .  This Assignment shall represent the entire, integrated agreement between the parties hereto relating to the subject matter of this Assignment, and shall supersede all prior negotiations, representations or agreements pertaining thereto, either oral or written.  The Assignor acknowledges it is executing this Assignment without relying on any statements, representations or warranties, either oral or written, that are not expressly set forth herein.  This Assignment and any provision hereof shall not be modified, amended, waived or discharged in any manner other than by a written amendment executed by all parties to this Assignment.

 



 

18.           Duration .  This Assignment shall become null and void at such time as the Assignor shall have paid the principal sum of the Note, together with all interest thereon, and shall have fully paid and performed all of the other obligations secured hereby and by the other Loan Documents.  The recording of a satisfaction of the Mortgage by the Assignee shall terminate this Assignment.

 

19.           Governing Law .  This Assignment shall be governed by and construed in accordance with the laws of the State of Arkansas.

 

20.           Notices .  All notices, demands, requests and other correspondence which are required or permitted to be given hereunder shall be deemed sufficiently given when delivered or mailed in the manner and to the addresses of the Assignor and the Assignee, as the case may be, as specified in the Mortgage.

 

21.           Captions .  The captions and headings of various Sections of this Assignment and exhibits pertaining hereto are for convenience only and are not to be considered as defining or limiting in any way the scope or intent of the provisions hereof.

 

22.           Gender and Number .  Any word herein which is expressed in the masculine or neuter gender shall be deemed to include the masculine, feminine and neuter genders.  Any word herein which is expressed in the singular or plural number shall be deemed, whenever appropriate in the context, to include the singular and the plural.

 

23.           Execution of Counterparts .  This Assignment may be executed in any number of counterparts and by the different parties hereto on separate counterparts and each such counterpart shall be deemed to be an original, but all such counterparts shall together constitute but one and the same document.  Receipt of an executed signature page to this Assignment by facsimile or other electronic transmission shall constitute effective delivery thereof.  An electronic record of this executed Assignment maintained by the Assignee shall be deemed to be an original.

 

24.           Construction .  Each party to this Assignment and legal counsel to each party have participated in the drafting of this Assignment, and accordingly the general rule of construction to the effect that any ambiguities in a contract are to be resolved against the party drafting the contract shall not be employed in the construction and interpretation of this Assignment.

 

25.           Litigations Provisions .

 

(a)           Consent to Jurisdiction THE ASSIGNOR CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, AND OF ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED, IN WHICH ANY LEGAL PROCEEDING MAY BE COMMENCED OR PENDING RELATING IN ANY MANNER TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 



 

(b)           Consent to Venue THE ASSIGNOR AGREES THAT ANY LEGAL PROCEEDING RELATING TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS MAY BE BROUGHT AGAINST THE ASSIGNOR IN ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED.  THE ASSIGNOR WAIVES ANY OBJECTION TO VENUE IN ANY SUCH COURT AND WAIVES ANY RIGHT IT MAY HAVE TO TRANSFER OR CHANGE THE VENUE FROM ANY SUCH COURT.

 

(c)           No Proceedings in Other Jurisdictions THE ASSIGNOR AGREES THAT IT WILL NOT COMMENCE ANY LEGAL PROCEEDING AGAINST THE ASSIGNEE RELATING IN ANY MANNER TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS IN ANY COURT OTHER THAN A STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR IF A LEGAL PROCEEDING IS COMMENCED BY THE ASSIGNEE AGAINST THE ASSIGNOR IN A COURT IN ANOTHER LOCATION, BY WAY OF A COUNTERCLAIM IN SUCH LEGAL PROCEEDING.

 

(d)           Waiver of Jury Trial THE ASSIGNOR HEREBY WAIVES TRIAL BY JURY IN ANY LEGAL PROCEEDING RELATING TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

[SIGNATURE PAGE(S) AND EXHIBIT(S),

IF ANY, FOLLOW THIS PAGE]

 



 

IN WITNESS WHEREOF , the Assignor has executed and delivered this Assignment as of the day and year first above written.

 

 

 

LITTLE ROCK HC&R PROPERTY HOLDINGS, LLC

 

 

 

 

 

By

/s/ Christopher F. Brogdon

 

 

Christopher F. Brogdon, Manager

 

- AdCare Little Rock Owner Loan Assignment of Rents (Little Rock) -

- Signature Page 1 -

 



 

ACKNOWLEDGMENT

 

STATE OF GEORGIA

)

 

 

)

ss:

COUNTY OF COBB

)

 

 

On this day, before me, the undersigned, a Notary Public, duly commissioned, qualified and acting, within and for said County and State, appeared in person the within named Christopher F. Brogdon, to me personally well known, who stated that he is the Manager of Little Rock HC&R Property Holdings, LLC, a Georgia limited liability company and was duly authorized in that capacity to execute the foregoing instrument for and in the name and behalf of said company, and further stated and acknowledged that he had so signed, executed and delivered the foregoing instrument for the consideration, uses and purposes therein mentioned and set forth.

 

IN TESTIMONY WHEREOF, I have hereunto set my hand and official seal this 1st day of April, 2012.

 

 

 

 

/s/ Ellen W. Smith

 

 

Notary Public

 

 

 

My Commission Expires:

 

 

 

 

 

January 30, 2016

 

 

(S E A L)

 

 

 

- AdCare Little Rock Owner Loan Assignment of Rents (Little Rock) -

- Signature Page 2 -

 


Exhibit 10.16

 

14310168

(2.2)

03-28-12

 

 

 

This Document Prepared by and after Recording Return to:

 

 

 

Alvin L. Kruse

 

Amy L. Kurland

 

Seyfarth Shaw LLP

 

131 South Dearborn Street

 

Suite 2400

 

Chicago, Illinois 60603

 

 

ABSOLUTE ASSIGNMENT OF RENTS AND LEASES

 

THIS ABSOLUTE ASSIGNMENT OF RENTS AND LEASES dated as of  April 1, 2012 (this Assignment ), is executed by NORTHRIDGE HC&R PROPERTY HOLDINGS, LLC , a Georgia limited liability company (the Assignor ), to and for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation (the Assignee ).

 

RECITALS:

 

A.            Pursuant to the terms of a Loan Agreement of even date herewith (the Loan Agreement ), by and among the Assignor, Little Rock HC&R Property Holdings, LLC, a Georgia limited liability company, Woodland Hills HC Property Holdings, LLC, a Georgia limited liability company (the Assignor together with Little Rock HC&R Property Holdings, LLC and Woodland Hills HC Property Holdings, LLC, the Borrowers ) and the Assignee, the Assignee has agreed to make a loan to the Borrowers in the principal amount of $21,800,000 ( the Loan ).  The Borrowers are executing a Promissory Note of even date herewith (the Note ) payable to the order of the Assignee in the principal amount of $21,800,000 to evidence the Loan.

 

B.            As provided in the Loan Agreement, the Assignee may extend a revolving loan (the Operator Loan ) to Little Rock HC&R Nursing, LLC, Northridge HC&R Nursing, LLC, and Woodland Hills HC Nursing, LLC, each a Georgia limited liability company (the Operators ), pursuant to the Operator Loan Documents (as defined in the Loan Agreement).

 

C.            A condition precedent to the Assignee’s extension of the Loan to the Assignor, and to the making of the Operator Loan by the Assignee to the Operators, is the execution and delivery by the Assignor of this Assignment.

 



 

NOW, THEREFORE , for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto mutually agree as follows:

 

1.             Definitions .  All capitalized terms which are not defined herein shall have the meanings ascribed thereto in the Loan Agreement.

 

2.             Absolute and Present Assignment .  The Assignor hereby bargains, grants, sells, transfers, conveys, sets over and assigns to the Assignee, it successors and assigns, as an Absolute Assignment and not merely one for security, all of the right, title and interest of the Assignor in and to (i) all of the rents, revenues, issues, profits, proceeds, receipts, income, accounts and other receivables arising out of or from the land legally described in Exhibit A attached hereto and made a part hereof and all buildings and other improvements located thereon (said land and improvements being hereinafter referred to collectively as the Premises ), including, without limitation, lease termination fees, purchase option fees and other fees and expenses payable under any lease; (ii) all leases and subleases (collectively, Leases ), now or hereafter existing, of all or any part of the Premises together with all guaranties of any of such Leases and all security deposits delivered by tenants thereunder, whether in cash or letter of credit; (iii) all rights and claims for damage against tenants arising out of defaults under the Leases, including rights to termination fees and compensation with respect to rejected Leases pursuant to Section 365(a) of the Federal Bankruptcy Code or any replacement Section thereof; and (iv) all tenant improvements and fixtures located on the Premises.  This Assignment is an absolute perfected and present transfer and assignment of the foregoing interests to the Assignee, and not an assignment for security purposes only, which secures:

 

(a)           Payment by the Borrowers when due of (i) the indebtedness evidenced by the Note and any and all renewals, extensions, replacements, amendments, modifications and refinancings thereof; (ii) any and all other indebtedness and obligations that may be due and owing to the Assignee by the Borrowers under or with respect to the Loan Documents (as defined in the Loan Agreement); and (iii) all costs and expenses paid or incurred by the Assignee in enforcing its rights hereunder, including without limitation, court costs and reasonable attorneys’ fees actually incurred;

 

(b)           Observance and performance by the Borrowers of the covenants, conditions, agreements, representations, warranties and other liabilities and obligations of the Borrowers or any other obligor to or benefiting the Assignee which are evidenced or secured by or otherwise provided in the Note, this Assignment or any of the other Loan Documents, together with all amendments and modifications thereof; and

 

(c)           Payment when due of (i) the Operator Loan and any and all renewals, extensions, replacements, amendments, modifications and refinancings thereof; and (ii) any and all other indebtedness and obligations that may be due and owing to the Assignee by any of the Operators under or with respect to the Operator Loan Documents.

 

3.             Representations and Warranties of Assignor .  The Assignor represents and warrants to the Assignee that:

 



 

(a)           This Assignment, as executed by the Assignor, constitutes the legal and binding obligation of the Assignor enforceable in accordance with its terms and provisions;

 

(b)           The Assignor is the lessor under all Leases;

 

(c)           There is no other existing assignment of the Assignor’s entire or any part of its interest in or to any of the Leases, or any of the rents, issues, income or profits assigned hereunder, nor has the Assignor entered into any agreement to subordinate any of the Leases or the Assignor’s right to receive any of the rents, issues, income or profits assigned hereunder;

 

(d)           The Assignor has not executed any instrument or performed any act which may prevent the Assignee from operating under any of the terms and provisions hereof or which would limit the Assignee in such operation; and

 

(e)           There are no defaults by the landlord and, to the Assignor’s knowledge, there are no material defaults by tenants under any Leases.

 

4.             Covenants of the Assignor .  The Assignor covenants and agrees that so long as this Assignment shall be in effect:

 

(a)           The Assignor shall not enter into any additional Leases, other than Leases which are entered into in the ordinary course of the Assignor’s business with individual patients under patient agreements;

 

(b)           The Assignor shall observe and perform all of the covenants, terms, conditions and agreements contained in the Leases to be observed or performed by the lessor thereunder, and the Assignor shall not do or suffer to be done anything to impair the security thereof.  The Assignor shall not (i) release the liability of any tenant under any Lease, (ii) consent to any tenant’s withholding of rent or making monetary advances and off setting the same against future rentals, (iii) consent to any tenant’s claim of a total or partial eviction, (iv) consent to a tenant termination or cancellation of any Lease, except as specifically provided therein, or (v) enter into any oral leases with respect to all or any portion of the Premises;

 

(c)           The Assignor shall not collect any of the rents, issues, income or profits assigned hereunder more than 30 days in advance of the time when the same shall become due, except for security or similar deposits;

 

(d)           The Assignor shall not make any other assignment of its entire or any part of its interest in or to any or all Leases, or any or all rents, issues, income or profits assigned hereunder, except as specifically permitted by the Loan Documents;

 

(e)           The Assignor shall not modify the terms and provisions of any Lease, nor shall the Assignor give any consent (including, but not limited to, any consent to any assignment of, or subletting under, any Lease, except as expressly permitted thereby) or

 



 

approval required or permitted by such terms and provisions, or cancel or terminate any Lease, without the Assignee’s prior written consent;

 

(f)            The Assignor shall not accept a surrender of any Lease or convey or transfer, or suffer or permit a conveyance or transfer, of the premises demised under any Lease or of any interest in any Lease so as to effect, directly or indirectly, proximately or remotely, a merger of the estates and rights of, or a termination or diminution of the obligations of, any tenant thereunder; any termination fees payable under a Lease for the early termination or surrender thereof shall be paid jointly to the Assignor and the Assignee;

 

(g)           The Assignor shall not alter, modify or change the terms of any guaranty of any Lease, or cancel or terminate any such guaranty or do or permit to be done anything which would terminate any such guaranty as a matter of law;

 

(h)           The Assignor shall not waive or excuse the obligation to pay rent under any Lease;

 

(i)            The Assignor shall, at its sole cost and expense, appear in and defend any and all actions and proceedings arising under, relating to or in any manner connected with any Lease or the obligations, duties or liabilities of the lessor or any tenant or guarantor thereunder, and shall pay all costs and expenses of the Assignee, including court costs and reasonable attorneys’ fees actually incurred, in any such action or proceeding in which the Assignee may appear;

 

(j)            The Assignor shall give prompt notice to the Assignee of any notice of any default by the lessor under any Lease received from any tenant or guarantor thereunder;

 

(k)           The Assignor shall enforce the observance and performance of each covenant, term, condition and agreement contained in each Lease to be observed and performed by the tenants and guarantors thereunder and shall immediately notify the Assignee of any material breach by the tenant or guarantor under any such Lease;

 

(l)            The Assignor shall not permit any of the Leases to become subordinate to any lien or liens other than liens securing the indebtedness secured hereby or liens for general real estate taxes not delinquent;

 

(m)          The Assignor shall not execute hereafter any Lease unless there shall be included therein a provision providing that the tenant thereunder acknowledges that such Lease has been assigned pursuant to this Assignment and agrees not to look to the Assignee as mortgagee, mortgagee in possession or successor in title to the Premises for accountability for any security deposit required by lessor under such Lease unless such sums have actually been received in cash by the Assignee as security for tenant’s performance under such Lease; and

 

(n)           If any tenant under any Lease is or becomes the subject of any proceeding under the Federal Bankruptcy Code, as amended from time to time, or any other federal,

 



 

state or local statute which provides for the possible termination or rejection of the Leases assigned hereby, the Assignor covenants and agrees that if any such Lease is so terminated or rejected, no settlement for damages shall be made without the prior written consent of the Assignee, and any check in payment of damages for termination or rejection of any such Lease will be made payable both to the Assignor and the Assignee.  The Assignor hereby assigns any such payment to the Assignee and further covenants and agrees that upon the request of the Assignee, it will duly endorse to the order of the Assignee any such check, the proceeds of which shall be applied in accordance with the provisions of Section 8 below.

 

5.             Rights Prior to Default .  Unless or until an Event of Default (as defined in Section 6 hereof) shall occur and be continuing, the Assignor shall have the right and license to collect, at the time (but in no event more than 30 days in advance) provided for the payment thereof, all rents, issues, income and profits assigned hereunder, and to retain, use and enjoy the same.  Upon the occurrence of an Event of Default, the Assignor’s right and license to collect such rents, issues, income and profits shall immediately terminate without further notice thereof to the Assignor.  The Assignee shall have the right to notify the tenants under the Leases of the existence of this Assignment at any time.

 

6.             Events of Default .  Each of the following shall constitute an Event of Default under this Assignment:

 

(a)           The Assignor fails to pay any amount payable under this Assignment when any such payment is due in accordance with the terms hereof.

 

(b)           The Assignor fails to perform or observe, or to cause to be performed or observed, any other obligation, covenant, term, agreement or provision required to be performed or observed by the Assignor under this Assignment; provided, however, that:

 

(i)            If such failure can be cured solely by the payment of money, such failure shall not constitute an Event of Default unless it shall continue for a period of five days after written notice to the Assignor;

 

(ii)           If such failure cannot be cured solely by the payment of money and does not pose an emergency or dangerous condition or a material threat to the security for the Loan, such failure shall not constitute an Event of Default unless it shall continue for a period of 30 days after written notice to the Assignor; and

 

(iii)          If a failure described in (ii) above is of such a nature that it cannot reasonably be cured within such 30-day period, and if such failure is susceptible of cure, it shall not constitute an Event of Default if corrective action is instituted by the Assignor within such 30-day period and is diligently pursued and such failure is cured within 90 days after the occurrence of such failure.

 

(c)           The occurrence of an Event of Default under the Loan Agreement or any of the other Loan Documents.

 



 

7.             Rights and Remedies Upon Default .  At any time upon or following the occurrence and during the continuance of any Event of Default, the Assignee, at its option, may exercise any one or more of the following rights and remedies without any obligation to do so, without in any way waiving such Event of Default, without further notice or demand on the Assignor, without regard to the adequacy of the security for the obligations secured hereby, without releasing the Assignor or any guarantor of the Note from any obligation, and with or without bringing any action or proceeding to foreclose the Mortgage or any other lien or security interest granted by the Loan Documents:

 

(a)           The Assignee may declare the unpaid balance of the principal sum of the Note, together with all accrued and unpaid interest thereon, immediately due and payable.

 

(b)           The Assignee may enter upon and take possession of the Premises, either in person or by agent or by a receiver appointed by a court, and have, hold, manage, lease and operate the same on such terms and for such period of time as the Assignee may deem necessary or proper, with full power to make from time to time all alterations, renovations, repairs or replacements thereto or thereof as may seem proper to the Assignee, to make, enforce, modify and accept the surrender of Leases, to obtain and evict tenants, to fix or modify rents, and to do any other act which the Assignee deems necessary or proper.

 

(c)           The Assignee may either with or without taking possession of the Premises, demand, sue for, settle, compromise, collect, and give acquittances for all rents, issues, income and profits of and from the Premises and pursue all remedies for  enforcement of the Leases and all the lessor’s rights therein and thereunder.  This Assignment shall constitute an authorization and direction to the tenants under the Leases to pay all rents and other amounts payable under the Leases to the Assignee, without proof of default hereunder, upon receipt from the Assignee of written notice to thereafter pay all such rents and other amounts to the Assignee and to comply with any notice or demand by the Assignee for observance or performance of any of the covenants, terms, conditions and agreements contained in the Leases to be observed or performed by the tenants thereunder, and the Assignor shall facilitate in all reasonable ways the Assignee’s collection of such rents, issues, income and profits, and upon request will execute written notices to the tenants under the Leases to thereafter pay all such rents and other amounts to the Assignee.

 

(d)           The Assignee may make any payment or do any act required herein of the Assignor in such manner and to such extent as the Assignee may deem necessary, and any amount so paid by the Assignee shall become immediately due and payable by the Assignor with interest thereon until paid at the Default Rate and shall be secured by this Assignment.

 

8.             Application of Funds .  Except as otherwise provided in the Mortgage or by applicable law, all sums collected and received by the Assignee out of the rents, issues, income and profits of the Premises following the occurrence of any one or more Events of Default shall be applied in such order as the Assignee shall elect in its sole and absolute discretion.

 



 

9.             Limitation of the Assignee’s Liability .  The Assignee shall not be liable for any loss sustained by the Assignor resulting from the Assignee’s failure to let the Premises or from any other act or omission of the Assignee in managing, operating or maintaining the Premises following the occurrence of an Event of Default.  The Assignee shall not be obligated to observe, perform or discharge, nor does the Assignee hereby undertake to observe, perform or discharge any covenant, term, condition or agreement contained in any Lease to be observed or performed by the lessor thereunder, or any obligation, duty or liability of the Assignor under or by reason of this Assignment.  The Assignor shall and does hereby agree to indemnify, defend (using counsel satisfactory to the Assignee) and hold the Assignee harmless from and against any and all liability, loss or damage which the Assignee may incur under any Lease or under or by reason of this Assignment and of and from any and all claims and demands whatsoever which may be asserted against the Assignee by reason of any alleged obligation or undertaking on the Assignee’s part to observe or perform any of the covenants, terms, conditions and agreements contained in any Lease; provided, however, in no event shall the Assignor be liable for any liability, loss or damage which the Assignee incurs as a result of the Assignee’s gross negligence or willful misconduct.  Should the Assignee incur any such liability, loss or damage under any Lease or under or by reason of this Assignment, or in the defense of any such claim or demand, the amount thereof, including costs, expenses and reasonable attorneys’ fees actually incurred, shall become immediately due and payable by the Assignor with interest thereon at the Default Rate and shall be secured by this Assignment.  This Assignment shall not operate to place responsibility upon the Assignee for the care, control, management or repair of the Premises or for the carrying out of any of the covenants, terms, conditions and agreements contained in any Lease, nor shall it operate to make the Assignee responsible or liable for any waste committed upon the Premises by any tenant, occupant or other party, or for any dangerous or defective condition of the Premises, or for any negligence in the management, upkeep, repair or control of the Premises resulting in loss or injury or death to any tenant, occupant, licensee, employee or stranger.  Nothing set forth herein or in the Mortgage, and no exercise by the Assignee of any of the rights set forth herein or in the Mortgage shall constitute or be construed as constituting the Assignee a “mortgagee in possession” of the Premises, in the absence of the taking of actual possession of the Premises by the Assignee pursuant to the provisions hereof or of the Mortgage.

 

10.           No Waiver .  Nothing contained in this Assignment and no act done or omitted to be done by the Assignee pursuant to the rights and powers granted to it hereunder shall be deemed to be a waiver by the Assignee of its rights and remedies under any of the Loan Documents.  This Assignment is made and accepted without prejudice to any of the rights and remedies of the Assignee under the terms and provisions of such instruments, and the Assignee may exercise any of its rights and remedies under the terms and provisions of such instruments either prior to, simultaneously with, or subsequent to any action taken by the Assignee hereunder.  The Assignee may take or release any other security for the performance of the obligations secured hereby, may release any party primarily or secondarily liable therefor, and may apply any other security held by it for the satisfaction of the obligations secured hereby without prejudice to any of the Assignee’s rights and powers hereunder.

 

11.           Further Assurances .  The Assignor shall execute or cause to be executed such additional instruments (including, but not limited to, general or specific assignments of such Leases as the Assignee may designate) and shall do or cause to be done such further acts, as the

 



 

Assignee may request, in order to permit the Assignee to perfect, protect, preserve and maintain the assignment made to the Assignee by this Assignment.

 

12.           Security Deposits .  The Assignor acknowledges that the Assignee has not received for its own account any security deposited by any tenant pursuant to the terms of the Leases and that the Assignee assumes no responsibility or liability for any security so deposited.

 

13.           Compliance with Law of State .

 

(a)           If any provision in this Assignment shall be inconsistent with any provision of the applicable laws of the State in which the Premises are located, such laws shall take precedence over the provisions of this Assignment, but shall not invalidate or render unenforceable any other provision of this Assignment that can be construed in a manner consistent with such laws.

 

(b)           If any provision of this Assignment shall grant to the Assignee any powers, rights or remedies prior to, upon or following the occurrence of an Event of Default which are more limited than the powers, rights or remedies that would otherwise be vested in the Assignee under applicable laws of the State in which the Premises are located in the absence of said provision, the Assignee shall be vested with the powers, rights and remedies granted by such laws to the full extent permitted by law.

 

14.           Severability .  If any provision of this Assignment is deemed to be invalid by reason of the operation of law, or by reason of the interpretation placed thereon by any administrative agency or any court, the Assignee and the Assignor shall negotiate an equitable adjustment in the provisions of the same in order to effect, to the maximum extent permitted by law, the purpose of this Assignment and the validity and enforceability of the remaining provisions, or portions or applications thereof, shall not be affected thereby and shall remain in full force and effect.

 

15.           Incorporation of Sections 12.2 and 12.3 of Loan Agreement .  The provisions of Sections 12.2 and 12.3 of the Loan Agreement are hereby incorporated into and made a part of this Assignment.

 

16.           Successors and Assigns .  This Assignment is binding upon the Assignor and its legal representatives, successors and assigns, and the rights, powers and remedies of the Assignee under this Assignment shall inure to the benefit of the Assignee and its successors and assigns.

 

17.           Prior Agreements; No Reliance; Modifications .  This Assignment shall represent the entire, integrated agreement between the parties hereto relating to the subject matter of this Assignment, and shall supersede all prior negotiations, representations or agreements pertaining thereto, either oral or written.  The Assignor acknowledges it is executing this Assignment without relying on any statements, representations or warranties, either oral or written, that are not expressly set forth herein.  This Assignment and any provision hereof shall not be modified, amended, waived or discharged in any manner other than by a written amendment executed by all parties to this Assignment.

 



 

18.           Duration .  This Assignment shall become null and void at such time as the Assignor shall have paid the principal sum of the Note, together with all interest thereon, and shall have fully paid and performed all of the other obligations secured hereby and by the other Loan Documents.  The recording of a satisfaction of the Mortgage by the Assignee shall terminate this Assignment.

 

19.           Governing Law .  This Assignment shall be governed by and construed in accordance with the laws of the State of Arkansas.

 

20.           Notices .  All notices, demands, requests and other correspondence which are required or permitted to be given hereunder shall be deemed sufficiently given when delivered or mailed in the manner and to the addresses of the Assignor and the Assignee, as the case may be, as specified in the Mortgage.

 

21.           Captions .  The captions and headings of various Sections of this Assignment and exhibits pertaining hereto are for convenience only and are not to be considered as defining or limiting in any way the scope or intent of the provisions hereof.

 

22.           Gender and Number .  Any word herein which is expressed in the masculine or neuter gender shall be deemed to include the masculine, feminine and neuter genders.  Any word herein which is expressed in the singular or plural number shall be deemed, whenever appropriate in the context, to include the singular and the plural.

 

23.           Execution of Counterparts .  This Assignment may be executed in any number of counterparts and by the different parties hereto on separate counterparts and each such counterpart shall be deemed to be an original, but all such counterparts shall together constitute but one and the same document.  Receipt of an executed signature page to this Assignment by facsimile or other electronic transmission shall constitute effective delivery thereof.  An electronic record of this executed Assignment maintained by the Assignee shall be deemed to be an original.

 

24.           Construction .  Each party to this Assignment and legal counsel to each party have participated in the drafting of this Assignment, and accordingly the general rule of construction to the effect that any ambiguities in a contract are to be resolved against the party drafting the contract shall not be employed in the construction and interpretation of this Assignment.

 

25.           Litigations Provisions .

 

(a)           Consent to Jurisdiction THE ASSIGNOR CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, AND OF ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED, IN WHICH ANY LEGAL PROCEEDING MAY BE COMMENCED OR PENDING RELATING IN ANY MANNER TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 



 

(b)           Consent to Venue THE ASSIGNOR AGREES THAT ANY LEGAL PROCEEDING RELATING TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS MAY BE BROUGHT AGAINST THE ASSIGNOR IN ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED.  THE ASSIGNOR WAIVES ANY OBJECTION TO VENUE IN ANY SUCH COURT AND WAIVES ANY RIGHT IT MAY HAVE TO TRANSFER OR CHANGE THE VENUE FROM ANY SUCH COURT.

 

(c)           No Proceedings in Other Jurisdictions THE ASSIGNOR AGREES THAT IT WILL NOT COMMENCE ANY LEGAL PROCEEDING AGAINST THE ASSIGNEE RELATING IN ANY MANNER TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS IN ANY COURT OTHER THAN A STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR IF A LEGAL PROCEEDING IS COMMENCED BY THE ASSIGNEE AGAINST THE ASSIGNOR IN A COURT IN ANOTHER LOCATION, BY WAY OF A COUNTERCLAIM IN SUCH LEGAL PROCEEDING.

 

(d)           Waiver of Jury Trial THE ASSIGNOR HEREBY WAIVES TRIAL BY JURY IN ANY LEGAL PROCEEDING RELATING TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

[SIGNATURE PAGE(S) AND EXHIBIT(S),

IF ANY, FOLLOW THIS PAGE]

 


 


 

IN WITNESS WHEREOF , the Assignor has executed and delivered this Assignment as of the day and year first above written.

 

 

NORTHRIDGE HC&R PROPERTY HOLDINGS, LLC

 

 

 

 

 

By

/s/ Christopher F. Brogdon

 

 

Christopher F. Brogdon, Manager

 

- AdCare Little Rock Owner Loan Assignment of Rents (Northridge) -

- Signature Page 1 -



 

ACKNOWLEDGMENT

 

STATE OF GEORGIA

)

 

)  ss:

COUNTY OF COBB

)

 

On this day, before me, the undersigned, a Notary Public, duly commissioned, qualified and acting, within and for said County and State, appeared in person the within named Christopher F. Brogdon, to me personally well known, who stated that he is the Manager of Northridge HC&R Property Holdings, LLC, a Georgia limited liability company and was duly authorized in that capacity to execute the foregoing instrument for and in the name and behalf of said company, and further stated and acknowledged that he had so signed, executed and delivered the foregoing instrument for the consideration, uses and purposes therein mentioned and set forth.

 

IN TESTIMONY WHEREOF, I have hereunto set my hand and official seal this 1st day of April, 2012.

 

 

/s/ Ellen W. Smith

 

Notary Public

 

 

My Commission Expires:

 

 

 

January 30, 2016

 

(S E A L)

 

 

- AdCare Little Rock Owner Loan Assignment of Rents (Northridge) -

- Signature Page 2 -


Exhibit 10.17

 

14310217

(3.2)

03-28-12

 

This Document Prepared by and after Recording Return to:

 

Alvin L. Kruse

Amy L. Kurland

Seyfarth Shaw LLP

131 South Dearborn Street

Suite 2400

Chicago, Illinois 60603

 

ABSOLUTE ASSIGNMENT OF RENTS AND LEASES

 

THIS ABSOLUTE ASSIGNMENT OF RENTS AND LEASES dated as of  April 1, 2012 (this Assignment ), is executed by WOODLAND HILLS HC PROPERTY HOLDINGS, LLC , a Georgia limited liability company (the Assignor ), to and for the benefit of THE PRIVATEBANK AND TRUST COMPANY , an Illinois banking corporation (the Assignee ).

 

RECITALS:

 

A.            Pursuant to the terms of a Loan Agreement of even date herewith (the Loan Agreement ), by and among the Assignor, Northridge HC&R Property Holdings, LLC, a Georgia limited liability company, Little Rock HC&R Property Holdings, LLC, a Georgia limited liability company (the Assignor together with Northridge HC&R Property Holdings, LLC and Little Rock HC&R Property Holdings, LLC, the Borrowers ) and the Assignee, the Assignee has agreed to make a loan to the Borrowers in the principal amount of $21,800,000 ( the Loan ).  The Borrowers are executing a Promissory Note of even date herewith (the Note ) payable to the order of the Assignee in the principal amount of $21,800,000 to evidence the Loan.

 

B.            As provided in the Loan Agreement, the Assignee may extend a revolving loan (the Operator Loan ) to Little Rock HC&R Nursing, LLC, Northridge HC&R Nursing, LLC, and Woodland Hills HC Nursing, LLC, each a Georgia limited liability company (the Operators ), pursuant to the Operator Loan Documents (as defined in the Loan Agreement).

 

C.            A condition precedent to the Assignee’s extension of the Loan to the Assignor, and to the making of the Operator Loan by the Assignee to the Operators, is the execution and delivery by the Assignor of this Assignment.

 



 

NOW, THEREFORE , for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto mutually agree as follows:

 

1.             Definitions .  All capitalized terms which are not defined herein shall have the meanings ascribed thereto in the Loan Agreement.

 

2.             Absolute and Present Assignment .  The Assignor hereby bargains, grants, sells, transfers, conveys, sets over and assigns to the Assignee, it successors and assigns, as an Absolute Assignment and not merely one for security, all of the right, title and interest of the Assignor in and to (i) all of the rents, revenues, issues, profits, proceeds, receipts, income, accounts and other receivables arising out of or from the land legally described in Exhibit A attached hereto and made a part hereof and all buildings and other improvements located thereon (said land and improvements being hereinafter referred to collectively as the Premises ), including, without limitation, lease termination fees, purchase option fees and other fees and expenses payable under any lease; (ii) all leases and subleases (collectively, Leases ), now or hereafter existing, of all or any part of the Premises together with all guaranties of any of such Leases and all security deposits delivered by tenants thereunder, whether in cash or letter of credit; (iii) all rights and claims for damage against tenants arising out of defaults under the Leases, including rights to termination fees and compensation with respect to rejected Leases pursuant to Section 365(a) of the Federal Bankruptcy Code or any replacement Section thereof; and (iv) all tenant improvements and fixtures located on the Premises.  This Assignment is an absolute perfected and present transfer and assignment of the foregoing interests to the Assignee, and not an assignment for security purposes only, which secures:

 

(a)           Payment by the Borrowers when due of (i) the indebtedness evidenced by the Note and any and all renewals, extensions, replacements, amendments, modifications and refinancings thereof; (ii) any and all other indebtedness and obligations that may be due and owing to the Assignee by the Borrowers under or with respect to the Loan Documents (as defined in the Loan Agreement); and (iii) all costs and expenses paid or incurred by the Assignee in enforcing its rights hereunder, including without limitation, court costs and reasonable attorneys’ fees actually incurred;

 

(b)           Observance and performance by the Borrowers of the covenants, conditions, agreements, representations, warranties and other liabilities and obligations of the Borrowers or any other obligor to or benefiting the Assignee which are evidenced or secured by or otherwise provided in the Note, this Assignment or any of the other Loan Documents, together with all amendments and modifications thereof; and

 

(c)           Payment when due of (i) the Operator Loan and any and all renewals, extensions, replacements, amendments, modifications and refinancings thereof; and (ii) any and all other indebtedness and obligations that may be due and owing to the Assignee by any of the Operators under or with respect to the Operator Loan Documents.

 

3.             Representations and Warranties of Assignor .  The Assignor represents and warrants to the Assignee that:

 



 

(a)           This Assignment, as executed by the Assignor, constitutes the legal and binding obligation of the Assignor enforceable in accordance with its terms and provisions;

 

(b)           The Assignor is the lessor under all Leases;

 

(c)           There is no other existing assignment of the Assignor’s entire or any part of its interest in or to any of the Leases, or any of the rents, issues, income or profits assigned hereunder, nor has the Assignor entered into any agreement to subordinate any of the Leases or the Assignor’s right to receive any of the rents, issues, income or profits assigned hereunder;

 

(d)           The Assignor has not executed any instrument or performed any act which may prevent the Assignee from operating under any of the terms and provisions hereof or which would limit the Assignee in such operation; and

 

(e)           There are no defaults by the landlord and, to the Assignor’s knowledge, there are no material defaults by tenants under any Leases.

 

4.             Covenants of the Assignor .  The Assignor covenants and agrees that so long as this Assignment shall be in effect:

 

(a)           The Assignor shall not enter into any additional Leases, other than Leases which are entered into in the ordinary course of the Assignor’s business with individual patients under patient agreements;

 

(b)           The Assignor shall observe and perform all of the covenants, terms, conditions and agreements contained in the Leases to be observed or performed by the lessor thereunder, and the Assignor shall not do or suffer to be done anything to impair the security thereof.  The Assignor shall not (i) release the liability of any tenant under any Lease, (ii) consent to any tenant’s withholding of rent or making monetary advances and off setting the same against future rentals, (iii) consent to any tenant’s claim of a total or partial eviction, (iv) consent to a tenant termination or cancellation of any Lease, except as specifically provided therein, or (v) enter into any oral leases with respect to all or any portion of the Premises;

 

(c)           The Assignor shall not collect any of the rents, issues, income or profits assigned hereunder more than 30 days in advance of the time when the same shall become due, except for security or similar deposits;

 

(d)           The Assignor shall not make any other assignment of its entire or any part of its interest in or to any or all Leases, or any or all rents, issues, income or profits assigned hereunder, except as specifically permitted by the Loan Documents;

 

(e)           The Assignor shall not modify the terms and provisions of any Lease, nor shall the Assignor give any consent (including, but not limited to, any consent to any assignment of, or subletting under, any Lease, except as expressly permitted thereby) or

 



 

approval required or permitted by such terms and provisions, or cancel or terminate any Lease, without the Assignee’s prior written consent;

 

(f)            The Assignor shall not accept a surrender of any Lease or convey or transfer, or suffer or permit a conveyance or transfer, of the premises demised under any Lease or of any interest in any Lease so as to effect, directly or indirectly, proximately or remotely, a merger of the estates and rights of, or a termination or diminution of the obligations of, any tenant thereunder; any termination fees payable under a Lease for the early termination or surrender thereof shall be paid jointly to the Assignor and the Assignee;

 

(g)           The Assignor shall not alter, modify or change the terms of any guaranty of any Lease, or cancel or terminate any such guaranty or do or permit to be done anything which would terminate any such guaranty as a matter of law;

 

(h)           The Assignor shall not waive or excuse the obligation to pay rent under any Lease;

 

(i)            The Assignor shall, at its sole cost and expense, appear in and defend any and all actions and proceedings arising under, relating to or in any manner connected with any Lease or the obligations, duties or liabilities of the lessor or any tenant or guarantor thereunder, and shall pay all costs and expenses of the Assignee, including court costs and reasonable attorneys’ fees actually incurred, in any such action or proceeding in which the Assignee may appear;

 

(j)            The Assignor shall give prompt notice to the Assignee of any notice of any default by the lessor under any Lease received from any tenant or guarantor thereunder;

 

(k)           The Assignor shall enforce the observance and performance of each covenant, term, condition and agreement contained in each Lease to be observed and performed by the tenants and guarantors thereunder and shall immediately notify the Assignee of any material breach by the tenant or guarantor under any such Lease;

 

(l)            The Assignor shall not permit any of the Leases to become subordinate to any lien or liens other than liens securing the indebtedness secured hereby or liens for general real estate taxes not delinquent;

 

(m)          The Assignor shall not execute hereafter any Lease unless there shall be included therein a provision providing that the tenant thereunder acknowledges that such Lease has been assigned pursuant to this Assignment and agrees not to look to the Assignee as mortgagee, mortgagee in possession or successor in title to the Premises for accountability for any security deposit required by lessor under such Lease unless such sums have actually been received in cash by the Assignee as security for tenant’s performance under such Lease; and

 

(n)           If any tenant under any Lease is or becomes the subject of any proceeding under the Federal Bankruptcy Code, as amended from time to time, or any other federal,

 



 

state or local statute which provides for the possible termination or rejection of the Leases assigned hereby, the Assignor covenants and agrees that if any such Lease is so terminated or rejected, no settlement for damages shall be made without the prior written consent of the Assignee, and any check in payment of damages for termination or rejection of any such Lease will be made payable both to the Assignor and the Assignee.  The Assignor hereby assigns any such payment to the Assignee and further covenants and agrees that upon the request of the Assignee, it will duly endorse to the order of the Assignee any such check, the proceeds of which shall be applied in accordance with the provisions of Section 8 below.

 

5.             Rights Prior to Default .  Unless or until an Event of Default (as defined in Section 6 hereof) shall occur and be continuing, the Assignor shall have the right and license to collect, at the time (but in no event more than 30 days in advance) provided for the payment thereof, all rents, issues, income and profits assigned hereunder, and to retain, use and enjoy the same.  Upon the occurrence of an Event of Default, the Assignor’s right and license to collect such rents, issues, income and profits shall immediately terminate without further notice thereof to the Assignor.  The Assignee shall have the right to notify the tenants under the Leases of the existence of this Assignment at any time.

 

6.             Events of Default .  Each of the following shall constitute an Event of Default under this Assignment:

 

(a)           The Assignor fails to pay any amount payable under this Assignment when any such payment is due in accordance with the terms hereof.

 

(b)           The Assignor fails to perform or observe, or to cause to be performed or observed, any other obligation, covenant, term, agreement or provision required to be performed or observed by the Assignor under this Assignment; provided, however, that:

 

(i)            If such failure can be cured solely by the payment of money, such failure shall not constitute an Event of Default unless it shall continue for a period of five days after written notice to the Assignor;

 

(ii)           If such failure cannot be cured solely by the payment of money and does not pose an emergency or dangerous condition or a material threat to the security for the Loan, such failure shall not constitute an Event of Default unless it shall continue for a period of 30 days after written notice to the Assignor; and

 

(iii)          If a failure described in (ii) above is of such a nature that it cannot reasonably be cured within such 30-day period, and if such failure is susceptible of cure, it shall not constitute an Event of Default if corrective action is instituted by the Assignor within such 30-day period and is diligently pursued and such failure is cured within 90 days after the occurrence of such failure.

 

(c)           The occurrence of an Event of Default under the Loan Agreement or any of the other Loan Documents.

 



 

7.             Rights and Remedies Upon Default .  At any time upon or following the occurrence and during the continuance of any Event of Default, the Assignee, at its option, may exercise any one or more of the following rights and remedies without any obligation to do so, without in any way waiving such Event of Default, without further notice or demand on the Assignor, without regard to the adequacy of the security for the obligations secured hereby, without releasing the Assignor or any guarantor of the Note from any obligation, and with or without bringing any action or proceeding to foreclose the Mortgage or any other lien or security interest granted by the Loan Documents:

 

(a)           The Assignee may declare the unpaid balance of the principal sum of the Note, together with all accrued and unpaid interest thereon, immediately due and payable.

 

(b)           The Assignee may enter upon and take possession of the Premises, either in person or by agent or by a receiver appointed by a court, and have, hold, manage, lease and operate the same on such terms and for such period of time as the Assignee may deem necessary or proper, with full power to make from time to time all alterations, renovations, repairs or replacements thereto or thereof as may seem proper to the Assignee, to make, enforce, modify and accept the surrender of Leases, to obtain and evict tenants, to fix or modify rents, and to do any other act which the Assignee deems necessary or proper.

 

(c)           The Assignee may either with or without taking possession of the Premises, demand, sue for, settle, compromise, collect, and give acquittances for all rents, issues, income and profits of and from the Premises and pursue all remedies for  enforcement of the Leases and all the lessor’s rights therein and thereunder.  This Assignment shall constitute an authorization and direction to the tenants under the Leases to pay all rents and other amounts payable under the Leases to the Assignee, without proof of default hereunder, upon receipt from the Assignee of written notice to thereafter pay all such rents and other amounts to the Assignee and to comply with any notice or demand by the Assignee for observance or performance of any of the covenants, terms, conditions and agreements contained in the Leases to be observed or performed by the tenants thereunder, and the Assignor shall facilitate in all reasonable ways the Assignee’s collection of such rents, issues, income and profits, and upon request will execute written notices to the tenants under the Leases to thereafter pay all such rents and other amounts to the Assignee.

 

(d)           The Assignee may make any payment or do any act required herein of the Assignor in such manner and to such extent as the Assignee may deem necessary, and any amount so paid by the Assignee shall become immediately due and payable by the Assignor with interest thereon until paid at the Default Rate and shall be secured by this Assignment.

 

8.             Application of Funds .  Except as otherwise provided in the Mortgage or by applicable law, all sums collected and received by the Assignee out of the rents, issues, income and profits of the Premises following the occurrence of any one or more Events of Default shall be applied in such order as the Assignee shall elect in its sole and absolute discretion.

 



 

9.             Limitation of the Assignee’s Liability .  The Assignee shall not be liable for any loss sustained by the Assignor resulting from the Assignee’s failure to let the Premises or from any other act or omission of the Assignee in managing, operating or maintaining the Premises following the occurrence of an Event of Default.  The Assignee shall not be obligated to observe, perform or discharge, nor does the Assignee hereby undertake to observe, perform or discharge any covenant, term, condition or agreement contained in any Lease to be observed or performed by the lessor thereunder, or any obligation, duty or liability of the Assignor under or by reason of this Assignment.  The Assignor shall and does hereby agree to indemnify, defend (using counsel satisfactory to the Assignee) and hold the Assignee harmless from and against any and all liability, loss or damage which the Assignee may incur under any Lease or under or by reason of this Assignment and of and from any and all claims and demands whatsoever which may be asserted against the Assignee by reason of any alleged obligation or undertaking on the Assignee’s part to observe or perform any of the covenants, terms, conditions and agreements contained in any Lease; provided, however, in no event shall the Assignor be liable for any liability, loss or damage which the Assignee incurs as a result of the Assignee’s gross negligence or willful misconduct.  Should the Assignee incur any such liability, loss or damage under any Lease or under or by reason of this Assignment, or in the defense of any such claim or demand, the amount thereof, including costs, expenses and reasonable attorneys’ fees actually incurred, shall become immediately due and payable by the Assignor with interest thereon at the Default Rate and shall be secured by this Assignment.  This Assignment shall not operate to place responsibility upon the Assignee for the care, control, management or repair of the Premises or for the carrying out of any of the covenants, terms, conditions and agreements contained in any Lease, nor shall it operate to make the Assignee responsible or liable for any waste committed upon the Premises by any tenant, occupant or other party, or for any dangerous or defective condition of the Premises, or for any negligence in the management, upkeep, repair or control of the Premises resulting in loss or injury or death to any tenant, occupant, licensee, employee or stranger.  Nothing set forth herein or in the Mortgage, and no exercise by the Assignee of any of the rights set forth herein or in the Mortgage shall constitute or be construed as constituting the Assignee a “mortgagee in possession” of the Premises, in the absence of the taking of actual possession of the Premises by the Assignee pursuant to the provisions hereof or of the Mortgage.

 

10.           No Waiver .  Nothing contained in this Assignment and no act done or omitted to be done by the Assignee pursuant to the rights and powers granted to it hereunder shall be deemed to be a waiver by the Assignee of its rights and remedies under any of the Loan Documents.  This Assignment is made and accepted without prejudice to any of the rights and remedies of the Assignee under the terms and provisions of such instruments, and the Assignee may exercise any of its rights and remedies under the terms and provisions of such instruments either prior to, simultaneously with, or subsequent to any action taken by the Assignee hereunder.  The Assignee may take or release any other security for the performance of the obligations secured hereby, may release any party primarily or secondarily liable therefor, and may apply any other security held by it for the satisfaction of the obligations secured hereby without prejudice to any of the Assignee’s rights and powers hereunder.

 

11.           Further Assurances .  The Assignor shall execute or cause to be executed such additional instruments (including, but not limited to, general or specific assignments of such Leases as the Assignee may designate) and shall do or cause to be done such further acts, as the

 



 

Assignee may request, in order to permit the Assignee to perfect, protect, preserve and maintain the assignment made to the Assignee by this Assignment.

 

12.           Security Deposits .  The Assignor acknowledges that the Assignee has not received for its own account any security deposited by any tenant pursuant to the terms of the Leases and that the Assignee assumes no responsibility or liability for any security so deposited.

 

13.           Compliance with Law of State .

 

(a)           If any provision in this Assignment shall be inconsistent with any provision of the applicable laws of the State in which the Premises are located, such laws shall take precedence over the provisions of this Assignment, but shall not invalidate or render unenforceable any other provision of this Assignment that can be construed in a manner consistent with such laws.

 

(b)           If any provision of this Assignment shall grant to the Assignee any powers, rights or remedies prior to, upon or following the occurrence of an Event of Default which are more limited than the powers, rights or remedies that would otherwise be vested in the Assignee under applicable laws of the State in which the Premises are located in the absence of said provision, the Assignee shall be vested with the powers, rights and remedies granted by such laws to the full extent permitted by law.

 

14.           Severability .  If any provision of this Assignment is deemed to be invalid by reason of the operation of law, or by reason of the interpretation placed thereon by any administrative agency or any court, the Assignee and the Assignor shall negotiate an equitable adjustment in the provisions of the same in order to effect, to the maximum extent permitted by law, the purpose of this Assignment and the validity and enforceability of the remaining provisions, or portions or applications thereof, shall not be affected thereby and shall remain in full force and effect.

 

15.           Incorporation of Sections 12.2 and 12.3 of Loan Agreement .  The provisions of Sections 12.2 ad 12.3 of the Loan Agreement are hereby incorporated into and made a part of this Assignment.

 

16.           Successors and Assigns .  This Assignment is binding upon the Assignor and its legal representatives, successors and assigns, and the rights, powers and remedies of the Assignee under this Assignment shall inure to the benefit of the Assignee and its successors and assigns.

 

17.           Prior Agreements; No Reliance; Modifications .  This Assignment shall represent the entire, integrated agreement between the parties hereto relating to the subject matter of this Assignment, and shall supersede all prior negotiations, representations or agreements pertaining thereto, either oral or written.  The Assignor acknowledges it is executing this Assignment without relying on any statements, representations or warranties, either oral or written, that are not expressly set forth herein.  This Assignment and any provision hereof shall not be modified, amended, waived or discharged in any manner other than by a written amendment executed by all parties to this Assignment.

 



 

18.           Duration .  This Assignment shall become null and void at such time as the Assignor shall have paid the principal sum of the Note, together with all interest thereon, and shall have fully paid and performed all of the other obligations secured hereby and by the other Loan Documents.  The recording of a satisfaction of the Mortgage by the Assignee shall terminate this Assignment.

 

19.           Governing Law .  This Assignment shall be governed by and construed in accordance with the laws of the State of Arkansas.

 

20.           Notices .  All notices, demands, requests and other correspondence which are required or permitted to be given hereunder shall be deemed sufficiently given when delivered or mailed in the manner and to the addresses of the Assignor and the Assignee, as the case may be, as specified in the Mortgage.

 

21.           Captions .  The captions and headings of various Sections of this Assignment and exhibits pertaining hereto are for convenience only and are not to be considered as defining or limiting in any way the scope or intent of the provisions hereof.

 

22.           Gender and Number .  Any word herein which is expressed in the masculine or neuter gender shall be deemed to include the masculine, feminine and neuter genders.  Any word herein which is expressed in the singular or plural number shall be deemed, whenever appropriate in the context, to include the singular and the plural.

 

23.           Execution of Counterparts .  This Assignment may be executed in any number of counterparts and by the different parties hereto on separate counterparts and each such counterpart shall be deemed to be an original, but all such counterparts shall together constitute but one and the same document.  Receipt of an executed signature page to this Assignment by facsimile or other electronic transmission shall constitute effective delivery thereof.  An electronic record of this executed Assignment maintained by the Assignee shall be deemed to be an original.

 

24.           Construction .  Each party to this Assignment and legal counsel to each party have participated in the drafting of this Assignment, and accordingly the general rule of construction to the effect that any ambiguities in a contract are to be resolved against the party drafting the contract shall not be employed in the construction and interpretation of this Assignment.

 

25.           Litigations Provisions .

 

(a)           Consent to Jurisdiction THE ASSIGNOR CONSENTS AND SUBMITS TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, AND OF ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED, IN WHICH ANY LEGAL PROCEEDING MAY BE COMMENCED OR PENDING RELATING IN ANY MANNER TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 



 

(b)           Consent to Venue THE ASSIGNOR AGREES THAT ANY LEGAL PROCEEDING RELATING TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS MAY BE BROUGHT AGAINST THE ASSIGNOR IN ANY STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR ANY STATE OR FEDERAL COURT LOCATED OR HAVING JURISDICTION IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED.  THE ASSIGNOR WAIVES ANY OBJECTION TO VENUE IN ANY SUCH COURT AND WAIVES ANY RIGHT IT MAY HAVE TO TRANSFER OR CHANGE THE VENUE FROM ANY SUCH COURT.

 

(c)           No Proceedings in Other Jurisdictions THE ASSIGNOR AGREES THAT IT WILL NOT COMMENCE ANY LEGAL PROCEEDING AGAINST THE ASSIGNEE RELATING IN ANY MANNER TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS IN ANY COURT OTHER THAN A STATE OR FEDERAL COURT LOCATED IN CHICAGO, ILLINOIS, OR IF A LEGAL PROCEEDING IS COMMENCED BY THE ASSIGNEE AGAINST THE ASSIGNOR IN A COURT IN ANOTHER LOCATION, BY WAY OF A COUNTERCLAIM IN SUCH LEGAL PROCEEDING.

 

(d)           Waiver of Jury Trial THE ASSIGNOR HEREBY WAIVES TRIAL BY JURY IN ANY LEGAL PROCEEDING RELATING TO THIS ASSIGNMENT, THE LOAN OR ANY OF THE OTHER LOAN DOCUMENTS.

 

[SIGNATURE PAGE(S) AND EXHIBIT(S),

IF ANY, FOLLOW THIS PAGE]

 


 


 

IN WITNESS WHEREOF , the Assignor has executed and delivered this Assignment as of the day and year first above written.

 

 

 

WOODLAND HILLS HC PROPERTY HOLDINGS, LLC

 

 

 

 

By

/s/ Christopher F. Brogdon

 

 

Christopher F. Brogdon, Manager

 

- AdCare Little Rock Owner Loan Assignment of Rents (Woodland Hills) -

- Signature Page 1 -



 

ACKNOWLEDGMENT

 

STATE OF GEORGIA

)

 

)  ss:

COUNTY OF COBB

)

 

On this day, before me, the undersigned, a Notary Public, duly commissioned, qualified and acting, within and for said County and State, appeared in person the within named Christopher F. Brogdon, to me personally well known, who stated that he is the Manager of Woodland Hills HC Property Holdings, LLC, a Georgia limited liability company and was duly authorized in that capacity to execute the foregoing instrument for and in the name and behalf of said company, and further stated and acknowledged that he had so signed, executed and delivered the foregoing instrument for the consideration, uses and purposes therein mentioned and set forth.

 

IN TESTIMONY WHEREOF, I have hereunto set my hand and official seal this 1st day of April, 2012.

 

 

/s/ Ellen W. Smith

 

Notary Public

 

 

My Commission Expires:

 

 

 

January 30, 2016

 

(S E A L)

 

 

- AdCare Little Rock Owner Loan Assignment of Rents (Woodland Hills) -

- Signature Page 2 -


Exhibit 10.18

 

LOAN AGREEMENT

 

Between

 

THE CITY OF SPRINGFIELD, OHIO

 

and

 

EAGLEWOOD PROPERTY HOLDINGS, LLC

 

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

 

Relating to:

 

The City of Springfield, Ohio
$7,230,000
First Mortgage Revenue Bonds, Series 2012
(Eaglewood Property Holdings, LLC Project)

 

Consisting of:

 

$6,610,000 First Mortgage Revenue
Bonds, Tax Exempt Series 2012A

 

$620,000 First Mortgage Revenue Bonds,
Taxable Series 2012B

 

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

 

DATED AS OF:


April12, 2012

 

The rights and the interest of The City of Springfield, Ohio in this Loan Agreement have been assigned to BOKF, NA dba Bank of Oklahoma, Trustee (except Unassigned Issuer’s Rights)

 



 

TABLE OF CONTENTS

 

(This Table of Contents is not a part of the Loan Agreement but is for convenience of reference only.)

 

 

Page

ARTICLE I DEFINITIONS

 

Section 1.1. Use of Defined Terms

2

Section 1.2. Additional Definitions

2

Section 1.3. Interpretation

4

Section 1.4. Captions and Headings

5

 

 

ARTICLE II REPRESENTATIONS AND WARRANTIES

 

Section 2.1. Representations and Warranties of the Issuer

6

Section 2.2. Representations and Warranties of the Borrower

6

Section 2.3. Borrower Not to Adversely Affect Exclusion of Interest on Series 2012A Bonds from Gross Income for Federal Income Tax Purposes

9

 

 

ARTICLE III THE PROJECT; ISSUANCE OF SERIES 2012 BONDS

 

Section 3.1. Acquisition of the Project Site and Project Facilities

10

Section 3.2. Issuance of the Series 2012 Bonds; Use of Proceeds

10

Section 3.3. Disbursements from the Project Fund

12

Section 3.4. Borrower Required to Pay Costs in Event Project Fund Insufficient

15

Section 3.5. Title Insurance

18

Section 3.6. Investment of Fund Moneys

19

 

 

ARTICLE IV LOAN BY ISSUER; REPAYMENT OF THELOAN; LOAN PAYMENTS AND ADDITIONAL PAYMENTS

 

Section 4.1   Loan Payments

20

Section 4.2. Additional Payments

21

Section 4.3. Place of Payments

22

Section 4.4. Obligations Unconditional

22

Section 4.5. Assignment of Agreement and Revenues

22

Section 4.6. Nonrecourse Provisions

23

 

 

ARTICLE V ADDITIONAL AGREEMENTS AND COVENANTS

 

Section 5.1. Right of Inspection

25

Section 5.2. Loan or Grant of Use by Borrower

25

Section 5.3. Borrower to Maintain its Existence

25

Section 5.4. Financial and Other Statements and Information

25

Section 5.5. Indemnification

27

Section 5.7. Grant of Additional Security

28

Section 5.8   Borrower’s Approval of Indenture

28

Section 5.9. Maintenance of Project

28

Section 5.10. Other Indebtedness

28

Section 5.11. Management of the Property

28

Section 5.12. Forbearance of Fees

29

 

ii



 

Section 5.13. Taxes and Impositions

29

Section 5.14. Utilities

30

Section 5.15. Project Budget

30

Section 5.16. Notification of Occupancy

31

Section 5.17. Financial Covenants by Borrower

31

Section 5.18. Structural Engineering Reports

32

Section 5.19. Prevailing Wage Rate

32

 

 

ARTICLE VI INSURANCE REQUIREMENTS; DAMAGE, DESTRUCTION AND CONDEMNATION

 

Section 6.1. Required Insurance

33

Section 6.2. Delivery of Insurance Policies; Payment of Premiums

34

Section 6.3. Insurance Proceeds

36

Section 6.4. Disbursement of Insurance Proceeds and Awards

37

 

 

ARTICLE VII REDEMPTION OF SERIES 2012 BONDS

 

Section 7.1. Optional Redemption

39

Section 7.2. Mandatory Redemption From Insurance Proceeds or Awards

39

Section 7.3. Mandatory Redemption in Event of Determination of Taxability

39

Section 7.4. Mandatory Redemption in Event of Occurrence of Certain Events

39

Section 7.5. Mandatory Redemption

39

Section 7.6. Actions by Issuer

40

Section 7.7. Required Deposits for Optional Redemption

40

 

 

ARTICLE VIII EVENTS OF DEFAULT AND REMEDIES

 

Section 8.1. Events of Default

41

Section 8.2. Remedies on Default

42

Section 8.3. No Remedy Exclusive

43

Section 8.4. Agreement to Pay Attorneys’ Fees and Expenses

43

Section 8.5. No Waiver

43

Section 8.6. Notice of Default

43

 

 

ARTICLE IX MISCELLANEOUS

 

Section 9.1. Term of Agreement

44

Section 9.2. Amounts Remaining in Funds

44

Section 9.3. Notices

44

Section 9.4. Extent of Covenants of the Issuer; No Personal Liability

44

Section 9.5. Binding Effect

44

Section 9.6. Amendments and Supplements

45

Section 9.7. Severability

45

Section 9.8. Governing Law

45

Section 9.9  Issuer’s January 31st Requirement45

 

 

iii



 

ARTICLE X OPTIONS IN FAVOR OF THE BORROWER

 

Section 10.1. Option to Prepay and Redeem Bonds at Optional Redemption Dates

44

Section 10.2   Option to Prepay and Redeem the Series 2012A Bonds upon

44

   Determination of Taxability

54

 

 

EXHIBIT A THE PROJECT

A-1

 

 

EXHIBIT B PROJECT SITE

B-1

 

 

EXHIBIT C FORM OF SERIES 2012A REQUISITION

C-1

 

 

EXHIBIT D FORM OF SERIES 2012B REQUISITION

D-1

 

iv


 


 

LOAN AGREEMENT

 

THIS LOAN AGREEMENT made and entered into as of April 12, 2012, between The City of Springfield, Ohio, a municipal corporation and political subdivision, duly created and existing under THE Springfield City Charter and the Constitution and statues of the State of Ohio (the “Issuer”), and Eaglewood Property Holdings, LLC, a Georgia limited liability company (the “Borrower”), under the following circumstances summarized in the following recitals (the capitalized terms not defined in the recitals being used therein as defined or provided in Article I hereof):

 

WITNESSETH:

 

WHEREAS, pursuant to the provisions of the Act, the Issuer may issue revenue bonds to provide funds to assist in providing financing for assisted living facilities that qualify as housing facilities; and

 

WHEREAS, at the request of the Borrower, pursuant to the Act, the Issuer proposes to issue its Series 2012 Bonds and to apply the proceeds thereof to finance of the Project (hereinafter defined) for the Borrower pursuant to this Loan Agreement;

 

NOW THEREFORE, in consideration of the premises and the mutual representations and agreements hereinafter contained, the Issuer and the Borrower agrees as follows (provided that any obligation of the Issuer created by or arising out of this Loan Agreement shall never constitute a general debt of the Issuer or give rise to any pecuniary liability of the Issuer, or any agent, officer or employee of the Issuer, but shall be payable solely out of Revenues and the Trust Funds):

 

ARTICLE IDEFINITIONS

 

Section 1.1. Use of Defined Terms. Unless the context or use indicates another or different meaning, those words and terms not expressly defined herein and used herein with initial capitalization where rules of grammar do not otherwise require capitalization, or which are otherwise defined terms under the Indenture, as hereinafter defined, shall have the meanings assigned to them in the Indenture. In addition, the words and terms set forth in Section 1.2 hereof shall have the meanings set forth therein unless the context or use clearly indicates another meaning or intent Section 1.2.

 

Additional Definitions. As used herein:

 

“Bond Redemption Date” means any date upon which Series 2012 Bonds shall be redeemed or prepaid pursuant to the Indenture.

 

“Bond Service Charges” means, for any time period or with respect to any date, the principal of, premium, if any, and interest on all Series 2012 Bonds for that period or payable on that date, whether due at maturity or upon acceleration or redemption.

 

“Days Cash on Hand” means the number determined as of the last day of each fiscal quarter of the Borrower by (A) multiplying (i) the number of days in such fiscal quarter by (ii) the

 



 

amount of cash and cash equivalents (determined by reference to the Borrower’s financial statements for each such date), and (B) dividing the amount determined in clause (A) by an amount equal to the total operating expense of the Facility for such fiscal quarter, less any bad debts to the extent included in such operating expenses and all depreciation and amortization attributed to the Facility for such fiscal quarter;

 

“Debt Service Coverage Ratio” has the meaning attributed thereto in Section 5.17 of this Loan Agreement”.

 

“Event of Default” means any of the events described as an Event of Default in Section 8.1 hereof.

 

“Force Majeure” means any of the causes, circumstances or events described as constituting Force Majeure in Section 8.1 hereof.

 

“Guarantor” means Adcare Health Systems, Inc., an Ohio corporation.

 

“Guaranty Agreement” means that certain Guaranty Agreement, dated as of April 12, 2012, pursuant to which the Guarantor has agreed to guarantee the prompt payment, as and when due, of the Borrower’s obligations under the terms of this Loan Agreement.

 

“Indenture” means the Trust Indenture, dated as of even date herewith, between the Issuer and the Trustee, as amended or supplemented from time to time.

 

“Issuer” means The City of Springfield, Ohio.

 

“Loan Agreement” means this Loan Agreement, as it now exists and as it may hereafter be amended pursuant to the terms of the Indenture.

 

“Loan Documents” means this Loan Agreement, the Mortgage, the Guaranty Agreement and all other documents executed by the Borrower in connection with the issuance of the Series 2012 Bonds.

 

“Management Consultant” means any regionally recognized firm of public accountants possessing significant management consulting experience with respect to assisted living facilities reasonably satisfactory to the Trustee.

 

“Marketing Consultant” means any nationally or regionally recognized firm of independent consultants possessing significant marketing consulting experience with respect to facilities.

 

“Mortgage” means that certain Open-End Mortgage, Assignment of Lease and Rents and Security Agreement, dated as of April 12, 2012, executed by the Borrower.

 

“Mortgaged Property” means property subject to the lien of the Mortgage.

 

“Project” means (1) the acquisition of the 80-unit assisted living facility located at 3001 Middle Urbana Road in Springfield, Ohio with a twenty percent (20%) set aside for low to

 

2



 

moderate income earners; (2) the funding of various trust funds, including the Debt Service Reserve Fund, with the Trustee; and (3) the payment of certain costs related to the issuance of the Series 2012 Bonds.

 

“Project Cost Statement” means the detailed projection of all costs and expenses required to finance the Project.

 

“Project Costs” means:

 

(a)             Costs incurred directly or indirectly for or in connection with the acquisition of the Project Site and project Facilities, including costs incurred in respect of the Project for preliminary planning and studies; architectural, legal, engineering, accounting, consulting, development, supervisory and other services; land, labor, services and materials; and recording of documents and title work.

 

(b)             Financial, legal, accounting, printing and engraving fees, charges and expenses, and all other such fees, charges and expenses incurred in connection with the authorization, sale, issuance and delivery of the applicable Series 2012 Bonds, including, without limitation, the fees and expenses of the Issuer and the fees and expenses of the Trustee, the Paying Agent, the Registrar and the Authenticating Agent properly incurred under the Indenture.

 

(c)             Any other costs, expenses, fees and charges properly chargeable to the cost of the Project.

 

“Project Facilities” means the facilities described in Exhibit A hereto together with any additions, modifications and substitutions to those facilities.

 

“Project Site” means the real estate and interests in real estate constituting the site of the Project, as described in Exhibit B hereto.

 

“Revenue Fund” means the Revenue Fund created in Section 5.01 of the Indenture and referred to in Section 5.5 of the Indenture.

 

“Tax Regulatory Agreement” means the Borrower’s Tax and Non-Arbitrage Certificate, dated April 12, 2012.

 

“Title Insurer” means Chicago Title Insurance Company, or such other title insurance company, as may be selected by the Borrower and acceptable to the Issuer and the Trustee.

 

“Title Policy” means a paid ALTA Loan Policy insuring the lien of the Mortgage in form and substance as required by Section 3.8 hereof, issued by the Title Insurer.

 

“Units” means the 80 assisted living units comprising the Project Facilities.

 

“Used Property” means that property described in Section 2.2(aa) (v) hereof.

 

Section 1.3. Interpretation. The rules of interpretation specified in Section 1.02 of the Indenture will also apply to this Loan Agreement.

 

3



 

Section 1.4. Captions and Headings. The captions and headings in this Loan Agreement are solely for convenience of reference and in no way define, limit or describe the scope or intent of any Articles, Sections, subsections, paragraphs, subparagraphs or clauses hereof.

 

(End of Article I)

 

4



 

ARTICLE II

 

REPRESENTATIONS AND WARRANTIES

 

Section 2.1. Representations and Warranties of the Issuer. The Issuer represents that as of the Closing Date for the Series 2012 Bonds the following shall be true: (a) it is a municipal corporation and political subdivision duly created and existing under the constitution and laws of the State of Ohio; (b) it has duly accomplished all conditions necessary to be accomplished by it prior to the issuance and delivery of the applicable Series 2012 Bonds and the execution and delivery of the Issuer Documents; (c) it is not in violation of or in conflict with any provisions of the laws of the State which would impair its ability to carry out its obligations contained in the Issuer Documents; (d) it is empowered to enter into the transactions contemplated by the Issuer Documents; (e) it has duly authorized the execution, delivery and performance of the Issuer Documents; and (f) it will do all things in its power in order to maintain its existence or assure the assumption of its obligations under the Issuer Documents by any successor entity.

 

Section 2.2. Representations and Warranties of the Borrower. The Borrower represents and/or covenants, as applicable, that as of the Closing Date for the Series 2012 Bonds the following shall be true:

 

(a)           The Borrower is a limited liability company duly organized and validly existing under the laws of the state of its organization, and is duly qualified to do business in the State.

 

(b)           The Borrower has full power and authority to conduct its business as presently conducted, to own and operate the Project Facilities (or to participate in the ownership and operation of the Project as contemplated hereby), to enter into the Loan Documents and to perform all duties and obligations of the Borrower under the Loan Documents. Such execution and performance have been duly authorized by all necessary approvals, whether partnership, corporate or otherwise.

 

(c)           The Loan Documents constitute the duly authorized, legal, valid and binding obligations of the Borrower enforceable against the Borrower in accordance with their respective terms (except to the extent that enforceability may be affected or limited by applicable bankruptcy, insolvency and other similar debtor relief laws affecting the enforcement of creditor’s rights generally or the availability of equitable remedies).

 

(d)           The execution, delivery and performance of the Loan Documents, and the construction, occupancy and use of the Project will not (i) violate any provisions of law, including any Federal tax or securities laws or State securities laws or any applicable rule, regulation, order, writ, injunction or decree of any court or governmental authority, or (ii) conflict with, be inconsistent with, or result in any breach or default of any of the terms, covenants, conditions or provisions of the organizational documents of the Borrower or any indenture, mortgage, deed of trust, instrument, document, agreement or contract of such kind to which the Borrower is a party or to or by which the Borrower or its properties may be subject or bound.

 

(e)           The Borrower has no knowledge of any condition, circumstance, event, agreement, document, instrument, restriction, litigation or proceeding (or threatened litigation or proceeding

 

5



 

or basis therefor) which could adversely affect the validity or priority of the liens and security interests granted, or intended to be granted, under the Loan Documents, or which could adversely affect the ability of the Borrower to complete, and operate the Project Facilities as contemplated hereby, or which could have a material adverse effect on the ability of the Borrower to perform its obligations under the Loan Documents, or which would constitute an event of default under any of the Loan Documents, or which would constitute such an event of default with the giving of notice or lapse of time or both.

 

The acquisition and the present and contemplated use and occupancy of the Project Facilities do not violate or conflict with any applicable law, statute, ordinance, rule, regulations, order or decree of any kind now in existence, including without limitation, zoning, building, environmental, land use, noise abatement, occupational health and safety, or other laws, or any building permit or license, or any condition, grant, easement, covenant, condition or restriction, whether recorded or known to Borrower.

 

(g)           All pro forma financial statements submitted by the Borrower to the Issuer, the Trustee or the Underwriter which purport to show future financial results of the Borrower and the Project are a fair and reasonable forecast of future operations based upon facts known as of the date of such pro forma statements.

 

(h)           Subject only to payment of fees reflected in the Project Cost Statement, all utility and municipal services required for the construction, occupancy, operation and use of the Project, including, but not limited to, water supply, storm and sanitary sewage disposal systems, gas, electric and telephone facilities are available for use from tap-ons at the boundaries of the Project Site over dedicated and accepted public rights-of-way abutting the Project Site or over valid and perpetual easements of record from the applicable utility companies or municipalities to connect the Project into each of said services and the Borrower knows of no facts which would prevent or impair the availability of such utility and municipal services when required.

 

(i)            All governmental permits and licenses required by applicable law to occupy, operate and use the Project Facilities have been issued and are in full force.

 

(j)            The storm and sanitary sewage disposal systems, water system and all mechanical systems of the Project as to which the Borrower has control do comply with all applicable environmental, pollution control and ecological laws, ordinances, rules and regulations. If applicable, the applicable environmental protection agency, pollution control board and/or other governmental agencies having jurisdiction of the Project Site and Project Facilities have issued their permits for the construction, tap-on and operation of those systems or, if the present state of the Project does not allow such issuance, but such issuance will ultimately be required, the Borrower knows of no facts which would prevent such issuance.

 

(k)          All utility, parking, access (including curb-cut and highway access), construction, recreational and other permits and easements required for the construction and use of the Project have been granted and issued or the Borrower knows of no facts which would prevent issuance as required.

 

(l)           The Project Facilities do not encroach upon any building line, set-back line, sideyard line, or other recorded or visible easement (or other easement of which the Borrower is aware or has

 

6



 

reason to believe may exist) which exists with respect to the Project Site except as approved by the Issuer.

 

(m)          There are no, tenancies, licenses or agreements for use of any part of the Project Facilities other than as specifically included in the Permitted Encumbrances.

 

(n)           The Borrower has no knowledge of any pending or proposed governmental action which would impair or delay the operation or value of the Project Facilities or result in a special assessment against the Project Site or Project Facilities.

 

(o)           The Borrower shall not commit or suffer waste or negligence on the Project Site.

 

(p)           All executed agreements, contracts and applications submitted by the Borrower to the Issuer in connection with any of the financing documents are true and complete copies of the original agreements, contracts and/or applications which they represent.

 

(q)           The Project Facilities will at all times be operated and managed in compliance with the regulations of any applicable public building codes and the Land Use Restriction Agreement.  The Borrower will administer, maintain and operate the Project Facilities under the Act and in accordance with the terms of this Agreement for the service of the general public, without discrimination by reason of race, creed, color or national origin.

 

(r)            The provision of financial assistance to be made available to it under this Loan Agreement and the commitments therefor made by the Issuer have induced the Borrower to undertake the Project.

 

(s)           The Project Site is located entirely within the boundaries of The City of Springfield, Ohio.

 

(t)            No officer or other official of the Issuer has any interest whatsoever in the Project or the Borrower or in the transactions contemplated by this Loan Agreement.  The Borrower acknowledges, represents and warrants that it understands the nature and structure of the transactions relating to the financing of the Project; that it is familiar with the provisions of all the documents and instruments relating to such financing to which it or the Issuer is a party or of which it is a beneficiary; that it understands the risks inherent in such transactions including without limitation the risk of loss of the Project; and that it has not relied on the Issuer for any guidance or expertise in analyzing the financial or other consequences of such financing transactions or otherwise relied on the Issuer in any manner except to issue the Series 2012 Bonds in order to provide funds for the acquisition of the Project.

 

(u)           The Borrower acknowledges, represents and warrants that it understands the nature and structure of the transaction relating to the financing of the Project; that is familiar with the provisions of all the documents and instruments relating to such financing to which it or the Issuer is a party or of which it is a beneficiary; that it understands the risks inherent in such transaction including without limitation the risk of loss of the Project; and that it has not relied on the Issuer for any guidance or expertise in analyzing the financial or other consequences of such financing transaction or otherwise relied on the Issuer in any manner except to issue the Series 2012 Bonds in order to provide funds for the Project.

 

7



 

(v)           Neither the Borrower nor any related person thereto shall acquire any Series 2012 Bonds in any amount.

 

(w)          Operation of Facility.   The Borrower intends to operate the Project Facilities, or cause the same to be operated so as to comply with the requirements of the applicable provisions of Section 142 of the Code.

 

(x)            Nature of Facility .  All property acquired with the net proceeds of the sale of the Series 2012 Bonds will be used to acquire land or property of a character subject to the allowance for depreciation under Section 167 of the Code and such costs representing proceeds so used are properly chargeable to a capital account of the Borrower for Federal income tax purposes or would be so chargeable either with a proper election by the Borrower or but for a proper election by the Borrower to deduct the costs.

 

(y)           I.R.S. Form 8038 Information.   The information furnished by the Borrower and used by the Issuer in preparing I.R.S. Form 8038, “Information Return for Private Activity Bond Issues,” which shall be filed by or on behalf of the Issuer with the Internal Revenue Service Center in Ogden, Utah, pursuant to Section 149 of the Code, was true and complete as of the date of filing thereof.

 

(z)           Limitation on Maturity.   The weighted average maturity of the Series 2012A Bonds does not exceed the weighted average estimated economic life of the components comprising the Facility by more than 20%, determined pursuant to Section 147(b) of the Code.

 

(aa)         Restrictions on Financing and Operation of Certain Facilities.   At no time will:

 

(i)          more than 25% of the net proceeds of the sale of the Series 2012A Bonds be used to provide a facility the primary purpose of which is automobile sales or service; or

 

(ii)  any portion of the net proceeds of the sale of the Series 2012A Bonds be used to provide the following:  any private or commercial golf course, country club, massage parlor, tennis club, skating facility (including roller skating, skateboard and ice skating), racquet sports facility (including any handball or racquetball court), hot tub facility, suntan facility or racetrack; or

 

(iii)  any portion of the net proceeds of the sale of the Series 2012A Bonds be used to provide any airplane, skybox or other private luxury box, any health club facility, any facility primarily used for gambling, or any store the principal business of which is the sale of alcoholic beverages for consumption off premises; or

 

(iv)  any portion of the net proceeds of the sale of the Series 2012A Bonds be used (directly or indirectly) for the acquisition of land (or an interest therein) to be used for farming purposes, or 25% or more of the net proceeds of the sale of the Series 2012A Bonds be used (directly or indirectly) for the acquisition of land other than land to be used for farming purposes; or

 

8



 

(v)  any portion of the net proceeds of the sale of the Series 2012A Bonds be used for the acquisition of any property the first use of which property is not pursuant to such acquisition (the “Used Property”), except with respect to any building (and the equipment therefor) if the completion expenditures with respect to such building equal or exceed 15% of the portion of the cost of acquiring such building (and equipment) financed with the proceeds of the Series 2012A Bonds; or

 

(vi)  the Facility be operated as a facility the primary purpose of which causes the Facility to constitute a prohibited facility within the meaning of Section 103(b) of the Code or fail to be a “project” under the Act.

 

(bb)         Aggregation of Issues for Single Project.   The Project Facilities are not a part of a single building, an enclosed shopping mall or a strip of offices, stores or warehouses using substantial common facilities, and with respect to which any other bonds, notes or other obligations have been or will be issued under Section 103(b) of the Code.

 

(cc)         Tax- Exempt Status of the Series 2012A Bonds.   Borrower hereby represents, warrants and agrees that the Borrower’s Non-Arbitrage Certificate executed and delivered by the Borrower concurrently with the issuance and delivery of the Series 2012A Bonds is true, accurate and complete in all material respects as of the date on which executed and delivered.

 

(dd)         Use and Operation of the Project Facilities.   The Borrower agrees that it shall use, maintain and operate, or cause to be used, maintained and operated, the Project Facilities on a nonsectarian basis and consistently with the Borrower’s obligations imposed under this Loan Agreement and the Act.

 

Section 2.3. Borrower Not to Adversely Affect Exclusion of Interest on Series 2012A Bonds from Gross Income for Federal Income Tax Purposes.

 

(a) Notwithstanding anything herein to the contrary, the Borrower, for the benefit of the Issuer and the Holders, hereby covenants and represents that it has taken and caused to be taken and shall make and take and cause to be made and taken all actions that may be required of it and, to the extent it can do so, the Issuer for the interest on the Series 2012A Bonds to be and remain excluded from the gross income of the Holders for federal income tax purposes, and that it has not taken or permitted to be taken on its behalf, and covenants that it shall not make or take, or permit to be made or taken on its behalf, any action which, if taken, would adversely affect such exclusion under the provisions of the Code.

 

(b) Without limiting the generality of the foregoing, the Borrower has entered into and will comply with the terms of the Non-Arbitrage Certificate and the Land Use Restriction Agreement and agrees that it will file of record such documents and take any other steps as are necessary, as required under the Land Use Restriction Agreement, in the opinion of Bond Counsel, in order to ensure that the requirements and restrictions set forth in the Land Use Restriction Agreement will be binding upon all owners of the Project, including, but not limited to, the execution and recordation of the Land Use Restriction Agreement and the re-recording of such document if required under the laws of the State to continue its effectiveness. As required

 

9



 

under the Land Use Restriction Agreement, the Borrower hereby covenants to include such requirements and restrictions in any documents transferring any interest in the Project to another to the end that such transferee has notice of, and is bound by, such restrictions and to obtain the agreement from any transferee to so abide.

 

Without limiting the generality of the foregoing, the Borrower has entered into and will comply with the terms of the Tax Regulatory Agreement.

 

(c)           The Borrower covenants and agrees that it will expend, during the period from  April 12, 2012, through April 11, 2014, an amount of its own funds equal to or in excess of 15% of the portion of the cost of acquiring the Used Property with proceeds of the Series 2012A Bonds in rehabilitation of Project Facilities.

 

(End of Article II)

 

10



 

ARTICLE III

 

ACQUISITION BY THE BORROWER OF THE PROJECT SITE AND PROJECT FACILITIES; ISSUANCE OF SERIES 2012 BONDS

 

Section 3.1. Acquisition of the Project Site and Project Facilities. The Issuer (a) has financed the acquisition of the Project Site and Project Facilities for the benefit of the Borrower through the issuance of the Series 2012 Bonds and a loan of the proceeds of the Series 2012 Bonds to the Borrower and shall pay when due all fees, costs and expenses incurred in connection with that acquisition from funds made available therefor in accordance with this Loan Agreement or otherwise and not out of Issuer’s municipal funds, and (b) the Borrower shall ask, demand, sue for, levy, recover and receive all those sums of money, debts and other demands whatsoever which may be due, owing and payable under the terms of any contract, order, receipt, writing and instruction in connection with such the acquisition, and shall enforce the provisions of any contract, agreement, obligation, bond or other performance security with respect thereto.

 

Section 3.2. Issuance of the Series 2012 Bonds, Use of Proceeds.

 

(a)           To provide funds to assist in paying Project Costs, the Issuer will issue, sell and deliver the Series 2012 Bonds to or at the direction of the Underwriter and hereby agrees to lend the entire proceeds therefrom to finance the Project upon the terms and conditions herein provided for the benefit of the Borrower.

 

(b)           The Series 2012 Bonds will be issued pursuant to the Indenture in the aggregate principal amount, will bear interest, will mature and will be subject to redemption as set forth therein. The Borrower hereby approves the terms and conditions of the Indenture and the Series 2012 Bonds, and the terms and conditions under which the Series 2012 Bonds will be issued, sold and delivered and will comply with those provisions of the Indenture that contemplate action by the Borrower, all as if the Borrower were a party to the Indenture.

 

(c)           Proceeds from the sale of Series 2012 Bonds shall be applied as provided in Section 5.02 of the Indenture.

 

(d)           The Issuer will not be obligated to cause the issuance of the Series 2012 Bonds or to loan the proceeds of the Series 2012B to the Borrower until the conditions for delivery of the Series 2012 Bonds set forth in Section 2.03 of the Indenture are satisfied and the Borrower has provided each of the following in form and substance satisfactory to the Underwriter:

 

(i)            certificates of insurance evidencing the policies, coverages and endorsements required by this Loan Agreement or required to be provided by the Borrower , all of which policies will name the Trustee and the Issuer as additional insureds thereunder;

 

(ii)           environmental report concerning the Project Site;

 

(iii)          the Title Policy;

 

(iv)          copies of all documents affecting or encumbering the Project;

 

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(v)           certified survey of the Project Site;

 

(vi)          flood hazard certifications with respect to the Project (which may be included upon the survey);

 

(vii)         an opinion of counsel to the Borrower regarding the due formation and existence of the Loan, due authorization, execution and delivery, and enforceability, of the Loan Documents, certain legal matters regarding the Project and such other matters as may be reasonably required by the Trustee, the Underwriter, the Issuer or Bond Counsel;

 

(viii)        payment to the Trustee by the Underwriter for the Series 2012 Bonds shall conclusively be deemed to constitute approval by the Underwriter of the sufficiency of each of the foregoing documents in the absence of fraud or material misrepresentation; and

 

(ix)          such other documents or information deemed necessary or desirable by the Issuer to better evidence, secure, evaluate or assure the obligations of the Borrower and the Guarantor.

 

Section 3.3. Disbursements from the Project Fund.

 

(a)           Any disbursements shall be subject to the provisions of this Section and the representations and covenants in the Tax Regulatory Agreement.

 

(b)           Disbursements from the Project Fund shall be made only to or upon the order of the Borrower to pay Project Costs with respect to the Project.

 

(c)           Disbursements from the Project Fund shall be made within five (5) Business Days after receipt by the Trustee of a completed and executed Requisition, substantially in the form of Exhibit C hereto, together with all additional documents and certifications required pursuant to such Requisition with respect to each proposed disbursement for Project Costs.

 

(d)         Disbursements shall be for amounts equal to the total value of all disbursement requests which satisfy paragraph (b) of this Section

 

(e)         The Trustee shall have no duty or obligation to review or approve the Requisition other than to confirm that the Requisition is in proper form and signed by the Authorized Borrower Representative, and the Trustee shall be without any liability to any Person for making any disbursement pursuant to a Requisition in proper form and containing the signatures of such authorized representatives. Any disbursement for any item not described in, or the cost for which item is other than as described in, the information statement filed by the Issuer in connection with the issuance of the Series 2012A Bonds as required by Section 149(e) of the Code, shall be accompanied by a certification from the Borrower that the average reasonably expected economic life of the facilities being financed by the Series 2012A Bonds is not less than 5/6ths of the average maturity of the Series 2012A Bonds or, if such certificate is not presented with the Requisition, by an opinion of Bond Counsel to the effect that such disbursement will not result in the interest on the Series 2012A Bonds becoming includable in gross income for Federal income tax purposes.  The Trustee shall have no duty or obligation to determined whether or not such certification or opinion is required by this Section 3.3(e).

 

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(f)          The Trustee may make any or all advances directly to the Borrower and/or to the Borrower’s direction, and the execution of this Agreement by the Borrower will, and hereby does, constitute an irrevocable authorization to so advance the proceeds of the Series 2012 Bonds.

 

(g)         No advance hereunder will constitute a waiver of any of the conditions or any further advances nor, in the event the Borrower is unable to satisfy any such condition, will any such waiver have the effect of precluding the Trustee from thereafter declaring such inability to be an Event of Default.

 

(h)         The Issuer and the Trustee and their agents or representatives will have the right but not the obligation at any time and from time to time to enter upon the Project Site for purposes of inspection.

 

(i)          Any moneys in the Project Fund remaining immediately after the payment, or provision for payment, in full of the Project Costs, at the direction of the Authorized Borrower Representative, promptly shall be, except as otherwise provided in Section 5.05(b) of the Indenture,

 

(i)            transferred to the Bond Fund and used to redeem Series 2012A Bonds pursuant to Article IV of the Indenture;

 

(ii)           used to acquire, install and equip such additional real or personal property in connection with the Project as is designated by the Authorized Borrower Representative and the acquisition of which will be permitted under the Act, provided that any such use shall be accompanied by a certificate from the Borrower that the average reasonably expected economic life of such additional property, together with the other property theretofore acquired with the proceeds of the Series 2012A Bonds, will not be less than 5/6ths of the average maturity of the Series 2012A Bonds;

 

(iii)          used for the purchase of Series 2012A Bonds in the open market for the purpose of cancellation; or

 

(iv)          used to accomplish a combination of the foregoing as is provided in the aforesaid direction.

 

(j) Notwithstanding any provision to the contrary, any amounts remaining in the Project Fund three (3) calendar years after the Closing Date shall be transferred to the Bond Fund and used to redeem Series 2012A Bonds in accordance with Article IV of the Indenture, unless, on or before the fortieth day prior to the end of such three-year period: a Determination of Taxability with respect to the Series 2012A Bonds shall have occurred; or

 

(i)            the Borrower delivers to the Trustee written instructions for the investment of the proceeds of the Series 2012A Bonds subsequent to such three-year period, together with an opinion of Bond Counsel to the effect that, upon compliance with such instructions, the investment of the funds in the Project Fund will not result in the interest on any Series 2012A Bonds becoming includable in the gross income of the Holders thereof for Federal income tax purposes.

 

Section 3.4. Borrower Required to Pay Costs in Event Project Fund Insufficient. The Borrower will in all cases complete the Project Facilities and pay all Project Costs from either

 

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the Project Fund, its own funds, or a combination thereof.  The Issuer makes no express or implied warranty that the moneys deposited in the Project Fund and available for payment of the Project Costs under the provisions of this Loan Agreement will be sufficient to pay all the amounts which may be incurred for such Project Costs. The Borrower shall not be entitled to any reimbursement for any such additional Project Costs from the Issuer, the Trustee or any Holder; nor shall it be entitled to any abatement, diminution or postponement of the Loan Payments.

 

Section 3.5. Title Insurance. The Borrower shall provide a Title Policy issued by the Title Insurer, naming the Trustee as the insured, in an amount not less than the principal amount of the Series 2012 Bonds, identifying the Borrower as the fee simple owner of the Project Site and insuring the Mortgage as a valid lien upon the Project, subject to no exceptions other than Permitted Encumbrances. The Title Policy shall insure over all general exceptions and shall include the following endorsements in form and substance satisfactory to the Trustee: (i) an endorsement over liens of mechanics, materialmen, laborers and any other parties who might claim statutory or common law liens for all labor, materials and services provided through the date of the policy, (ii) an unconditional Comprehensive Endorsement No. 100, (iii) a usury endorsement (unless such matters are addressed in an opinion of counsel) and (iv) such other endorsements to the extent customary and commercially available and affirmative assurances as the Trustee deems reasonable, necessary or advisable. The Title Policy must contain (i) no survey exceptions other than those that are approved at closing, are not material and are acceptable to the Issuer and the Trustee; and (ii) no exception to title indicating that the Project has not been competed entirely within the boundaries of the Project Site or so as to encroach upon any easement, right-of-way or land of others or so as to violate any setback lines, public or private use restrictions or other restrictions or regulations. If the Project Site consists of several subparcels, the Title Policy must affirmatively insure the contiguity of those subparcels and contain a perimeter endorsement. If the survey furnished to the Title Insurer reveals that the Project makes use of any other property as a means of ingress and egress (or for any other purpose), then the Title Policy shall specifically insure the same as easements appurtenant to the Project Site, subject only to Permitted Encumbrances. If ingress and egress is by way of a private street, then the Title Policy shall insure ingress and egress via such private street subject only to Permitted Encumbrances.

 

Section 3.6. Investment of Fund Moneys. Subject to the provisions of Section 5.12 of the Indenture, any moneys held as part of any fund or account held under the Indenture shall be invested or reinvested by the Trustee in Eligible Investments. The Borrower hereby covenants that all investments shall be in strict compliance with the Tax Regulatory Agreement and in such manner and to such extent, if any, as may be necessary so that the Series 2012A Bonds will not constitute arbitrage bonds under Sections 103(b)(2) and 148 of the Code. If at any time and from time to time the Borrower determines that it is necessary to restrict or limit the yield on the investment of moneys held by the Trustee under the Indenture in order to prevent the Series 2012A Bonds from becoming arbitrage bonds within the meaning of Sections 103(b)(2) and 148 of the Code, the Borrower shall so instruct the Trustee in writing. The Trustee will incur no liability in following such instructions.

 

(End of Article III)

 

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ARTICLE IV

 

LOAN BY ISSUER;

LOAN PAYMENTS AND ADDITIONAL PAYMENTS

 

Section 4.1. Loan Payments. Upon the terms and conditions of this Loan Agreement, the Issuer will loan the proceeds of the Series 2012 Bonds to the Borrower, and in consideration thereof the Borrower shall acquire the Project Facilities and the Project Site and make, as Loan Payments, payments sufficient in time and amount to pay when due all Bond Service Charges.

 

In particular, the Loan Payments shall be sufficient to pay when due all Bond Service Charges on the Series 2012 Bonds. All such Loan Payments shall be paid to the Trustee in accordance with the terms of the Indenture for the account of the Issuer and shall be held and applied in accordance with the provisions of the Indenture and this Loan Agreement.

 

The Borrower’s obligations under this Loan Agreement shall be secured by the Mortgage and the Guaranty Agreement.

 

So long as no Event of Default described in Section 7.01 of the Indenture has occurred and is subsisting, Loan Payments by the Borrower shall be deposited by the Trustee into the Bond Fund in the manner set forth in Section 5.05(b) of the Indenture, shall be used by the Trustee for payment of Bond Service Charges on the corresponding Series 2012 Bonds and shall constitute Loan Payments made in respect of the related Series 2012 Bonds.

 

Except for such interest of the Borrower as may hereafter arise pursuant to Section 9.2 hereof or Section 5.14 of the Indenture, and except as otherwise provided herein, the Borrower and the Issuer each acknowledge that neither the Borrower nor the Issuer has any interest in the Bond Fund or any account therein and any moneys deposited therein shall be in the custody of and held by the Trustee in trust for the benefit of the Holders.

 

Section 4.2. Additional Payments.

 

(a)             The Borrower shall reimburse or pay the Issuer for any and all costs, expenses and liabilities paid or incurred by the Issuer in satisfaction of any obligation of the Borrower hereunder not performed by the Borrower in accordance with the terms hereof. The Borrower shall also prepay or reimburse the Issuer for any and all expenses paid or to be paid by the Issuer and requested by the Borrower, or required by the Loan Documents or the Indenture or incurred in enforcing the provisions of the Loan Documents or the Indenture, or incurred in defending any action or proceedings with respect to the Project, this Loan Agreement or the Indenture, or arising out of or based upon any other document relating to the issuance of the Series 2012 Bonds, which are not otherwise required to be paid by the Borrower hereunder, including without limitation, any expenses related to requests, audits or other actions of or by the Internal Revenue Service. If any of the foregoing are paid from any of the funds and accounts held under the Indenture, the Borrower shall promptly reimburse the applicable fund or account for any such payment.

 

(b)             The Borrower shall pay to the Trustee, the Registrar, and any Paying Agent or Authenticating Agent their reasonable fees, charges and expenses (including, without limitation, reasonable attorneys’ fees and expenses) for acting as such under the Indenture and any amounts for

 

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which the Trustee is indemnified hereunder and under the Indenture. If any expenses incurred by the Trustee in connection with the performance of its services under the Indenture are not promptly reimbursed by the Borrower upon request by the Trustee, the amount thereof together with interest thereon from the date of request for payment at the Interest Rate for Advances, to the extent permitted by law, shall constitute additional indebtedness secured by the Mortgage in any action brought to collect the indebtedness or to foreclose the Mortgage.  The Borrower is required, (i) whenever the amount on deposit in the Debt Service Reserve Fund is less than the Debt Service Reserve Requirement due to withdrawals therefrom for any purpose, to make up such deficiency in the Debt Service Reserve Fund in twelve (12) equal monthly installments, commencing with the month following any deficiency, and (ii) whenever the amount on deposit in the Debt Service Reserve Fund is less than 95% of the Debt Service Reserve Requirement due to periodic valuation thereof pursuant to the Indenture, to make up such deficiency in the Debt Service Reserve Fund on or before the 20th day of the month following such valuation.

 

(c)           The Borrower shall pay all costs of printing any replacement Series 2012 Bonds required to  be issued under the Indenture to the extent such costs are not paid by the Bondholders.

 

(d)           The Borrower shall pay all of the fees and expenses of the Rebate Analyst and any other necessary consultant employed by the Borrower, the Trustee or the Issuer in connection with any of the requirements imposed by the Indenture, and the Tax Regulatory Agreement and the Loan Agreement. The Borrower shall provide or cause to be provided all information and moneys (including moneys necessary to make deposits to the Rebate Fund required by the Indenture and the Tax Regulatory Agreement) to the Trustee and the Rebate Analyst to enable the Trustee and the Rebate Analyst to perform the duties imposed by the Indenture and the Tax Regulatory Agreement.

 

(e)           In order to provide for the payment of the obligations of the Borrower under this Loan Agreement, the Borrower shall pay or cause to be paid to the Trustee Project Revenues in an amount sufficient for the Trustee to make the deposits to the Bond Fund, the Debt Service Reserve Fund and the Insurance and Tax Escrow Fund, all as established under the Indenture, in the respective amounts and at the times set forth in Section 5.06 of the Indenture.

 

(f)            If funds are not available in the Insurance and Tax Escrow Fund to pay the costs to be funded from such, the Borrower shall pay the excess amount of such costs directly.

 

Section 4.3. Place of Payments. The Borrower shall make all Loan Payments and Additional Payments directly to the Trustee at its principal corporate trust office; provided that Additional Payments described in clauses (a), (b), (c) and (d) of Section 4.2 hereof may be made directly to the Person to whom or to which they are due.

 

Section 4.4. Obligations Unconditional. The obligations of the Borrower to make Loan Payments and Additional Payments shall be absolute and unconditional, and the Borrower shall make such payments without abatement, diminution or deduction regardless of any cause or circumstances whatsoever including, without limitation, any defense, set-off, recoupment or counterclaim which the Borrower may have or assert against the Issuer, the Trustee or any other Person.

 

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Section 4.5. Assignment of Loan Agreement and Revenues. To secure the payment of Bond Service Charges, the Issuer shall assign to the Trustee, by the Indenture, its rights under and interest in this Loan Agreement (except for the Unassigned Issuer’s Rights) and the Revenues and Trust Funds. The Borrower hereby agrees and consents to those assignments.

 

Section 4.6. Nonrecourse Provisions. Notwithstanding any provisions to the contrary contained elsewhere in this Loan Agreement, in the Indenture, the Loan Documents, or in any other document related to, evidencing or securing the indebtedness identified herein, the Loan Payments and any and all other monetary obligations hereunder shall (except as otherwise provided in this Section 4.6) be payable solely from general assets of the Borrower, the Project Revenues and the Mortgaged Property, but not from any other assets of the or the assets of any member, shareholder, officer or director of the Borrower, or from the assets of any officer, director or shareholder of a member of the Borrower (no member of the Borrower shall be required to contribute capital to the Borrower to satisfy the aforesaid indebtedness or perform the aforesaid obligations and any right of the Borrower or any party to require or receive by contract or by law such capital contributions shall not be deemed an asset of the Borrower), it being understood and agreed that, in any action commenced to enforce the obligations of the Borrower created or arising hereunder, including, but not limited to, any action for specific performance, performance of an indemnity, breach of warranty or misrepresentation or for monetary damages or for the performance of any obligation whatsoever, any judgment obtained shall not be enforceable personally against any member, shareholder, officer or director of the Borrower or against any assets of any member, shareholder, officer or director of such member, nor shall any such judgment be enforceable indirectly against such person or entity as a result of his or its being a member of Borrower, except for their interest in the Project and except as set forth below.

 

Nothing herein contained shall be construed to: (i) be a release or impairment of the indebtedness evidenced or secured by the Series 2012 Bonds or the other Loan Documents; (ii) prevent the Trustee from exercising and enforcing, consistent with the above limitations on liability contained in the first paragraph of this Section, any right, power or remedy allowed at law or in equity (including without limitation the enforcement of any covenant or provision of the Series 2012 Bonds or the other Loan Documents); (iii) prevent the Trustee from enforcing any separate undertaking, guaranty or indemnity or from exercising any other available right, power or remedy against the Borrower or any guarantor, surety, indemnitor or other obligor (other than those whose liability is specifically limited as provided in the first paragraph of this Section) under any separate certificate, indemnity, bond, guaranty, assignment, affidavit, note, letter of credit, or other undertaking executed in connection with the Series 2012 Bonds or the indebtedness evidenced and secured by the Series 2012 Bonds or the other Loan Documents; (iv) prevent the Trustee from recovering, consistent with the limitations on liability set forth in the first paragraph of this Section, any losses, damages, costs or expenses (including, without limitation, legal expenses) suffered or incurred by the Trustee as a result of any deliberate, intentional or willful action taken in bad faith or as a result of fraud or intentional misrepresentation by or on behalf of the Borrower; (v) consistent with the limitations on liability set forth in the first paragraph of this Section, prevent the Trustee from recovering the entire outstanding balance of the indebtedness from the Borrower upon the occurrence of a Determination of Taxability; or (vi) prevent the Trustee from recovering any rents, revenues, issues, profits and proceeds, including without limitation any Insurance Proceeds or Awards, or other similar funds or payments attributable to the Project paid, applied or disbursed in violation

 

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of the provisions of any of the Loan Documents. References herein to the Borrower and any member, shareholder, officer or director of the Borrower shall include their respective heirs, personal representatives, executors, administrators, successors or assigns.

 

Notwithstanding anything else contained in this Section 4.6, the Trustee shall be permitted to seek, commence or maintain any suit, action or other proceeding against, or to take or enforce any judgment against, any member, shareholder, officer or director of the Borrower or their respective heirs, executors, administrators, successors and assigns for actual fraud committed deliberately, intentionally and willfully.

 

(End of Article IV)

 

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ARTICLE V

 

ADDITIONAL AGREEMENTS AND COVENANTS

 

Section 5.1. Right of Inspection. Subject to reasonable security and safety regulations and upon reasonable notice, the Issuer, the Trustee and their respective agents, shall have the right during normal business hours to inspect the Project, and to inspect, examine and make copies of the books, records, accounts and financial data of the Borrower pertaining to the Project Facilities and the Project Site.

 

Section 5.2. Lease or Grant of Use by Borrower. Except as may otherwise be provided in the Mortgage, the Tax Regulatory Agreement and the Land Use Restriction Agreement, the Borrower may lease or grant the right to occupy and use the Project, in whole or in part, to others, provided that:

 

(a)           No such grant or lease shall relieve the Borrower from its obligations under any of the Loan Documents;

 

(b)           In connection with any such grant or lease the Borrower shall retain such rights and interests as will permit it to comply with its obligations under the Loan Documents;

 

(c)           No such grant or lease shall impair materially the purposes of the Act to be accomplished by operation of the Project as herein provided; and

 

(d)           All such leases shall be subject to the terms and conditions of this Loan Agreement and the Land Use Restriction Agreement, including, without limitation, those provisions with respect to the maintenance and operation of the Project.

 

Section 5.3. Borrower to Maintain its Existence.

 

(a)           The Borrower shall at all times take all legal steps necessary to maintain its existence as a limited liability company duly authorized to transact business in the State and have as a manager its current manager. The Borrower shall not directly or indirectly engage in any business other than the ownership, operation and leasing of the Project as contemplated by this Loan Agreement.

 

(b)           Notwithstanding paragraph (a) of this Section, the current manager of the Borrower will be permitted to resign after two (2) years following the date of issuance of the Series 2012 Bonds, but only if replaced with an Affiliate of the Borrower or a substitute member of comparable managerial experience and reputation.

 

In the event of the death, legal incompetency or bankruptcy of any member of the Borrower, such member may be replaced with a substitute member meeting the same standards as enumerated in the preceding paragraph.

 

Section 5.4. Financial and Other Statements and Information. The Borrower shall keep adequate records and books of account, in which, as to the  Borrower’s annual audited financial statements, complete and accurate entries will be made in accordance with GAAP consistently

 

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applied, reflecting all financial transactions of the Borrower, and shall permit the Issuer, the Trustee, and any Holder of a majority of the aggregate principal amount of outstanding Series 2012 Bonds, and their respective officers, agents, employees and representatives to examine and copy all such books and records, including without limitation all records with respect to the completion of the Project, and to visit its properties and to discuss its affairs, finances and accounts with any of its members, officers, employees, agents and accountants.

 

The Borrower shall furnish or cause to be furnished to the Trustee:

 

(a)                       As soon as possible and in any event within five (5) days after the discovery of the occurrence of any Event of Default under this Loan Agreement, or the occurrence of any event or condition which, with the giving of notice or the lapse of time or both, would constitute such an Event of Default thereunder, a statement by an Authorized Borrower Representative, setting forth the details of such Event of Default, or event or condition, and the action which the Borrower proposes to take with respect thereto, provided that the furnishing of such notice shall not serve to waive any default or Event of Default;

 

(b)                       As soon as available, a copy of all notices, statements and reports supplied to the Borrower by, or by the Borrower to, the Issuer;

 

(c)                     Within ninety (90) days after the end of each fiscal year of the Borrower, a certificate of an Authorized Borrower Representative, stating:

 

(i)            To the best of such Person’s knowledge after due inquiry no Event of Default, or event or condition which, with notice or lapse of time or both, would constitute an Event of Default, has occurred or, if an Event of Default or such event or condition has occurred and is continuing at the end of such period, a statement as to the nature thereof and the action which the Borrower has taken and proposes to take with respect thereof;

 

(ii)            Maintenance of the Project continues to be adequate in all material respects; and

 

(iii)          Nothing has come to the attention of the Person signing such certificate that would lead him to believe that the representations and warranties contained in Section 2.2 hereof are not still true and correct in all material respects on the date of such certificate;

 

(d)                       The Borrower shall, as soon as available and in any event within 120 days after the end of each fiscal year of the Borrower, furnish to the Trustee and the Underwriter audited financial and operating statements for the Project and the Borrower for such fiscal year, including, but without limitation, a balance sheet and supporting schedules, all prepared in accordance with GAAP consistently applied. In addition, the Borrower shall provide the Trustee with such other financial statements and certifications as may be required by the other financing documents contemplated by this Loan Agreement. Such financial and operation statements shall be audited and duly reported upon by a firm of independent certified public accountants of national or regional reputation; and

 

(e)                       The Borrower shall, as soon as available and in any event within thirty (30) days after the end of each month accounting period in each fiscal year of the Borrower, furnish to the

 

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Trustee unaudited financial statements of the Borrower prepared by the Borrower or the Operator in reasonable detail, certified by an Authorized Borrower Representative as true and correct; such statements shall contain balance sheets as of the end of such accounting period and statements of profit and loss for the period from the beginning of such fiscal year to the end of such accounting period and shall contain a calculation indicating compliance with the Borrower’s financial covenants set forth in Section 5.17 of this Loan Agreement.

 

Section 5.5. Indemnification. The Borrower releases the Issuer, the Trustee and each Holder of Series 2012 Bonds and their respective officers, officials, members, employees, and agents (herein collectively called the “Indemnified Parties”) from, agrees that the Indemnified Parties shall not be liable for, and indemnifies the Indemnified Parties against, all liabilities, claims, costs and expenses imposed upon or asserted against any of them on account of: (a) any loss or damage to property or injury to or death of or loss by any person that may be occasioned by any cause whatsoever pertaining to the construction, maintenance, operation and use of the Project unless arising through the negligence or misconduct of the party seeking indemnification; (b) any act or omission or breach or default on the part of the Borrower in the performance of any covenant or agreement of the Borrower under the Loan Documents or any related document, or arising from any act or failure to act by the Borrower, or any of its agents, contractors, servants, employees or licensees; (c) the authorization, issuance and sale of the Series 2012 Bonds, including without limitation the provision by or on behalf of the Borrower of any information furnished by the Borrower in connection therewith concerning the Project or the Borrower (including, without limitation, any information furnished by the Borrower for inclusion in any offering document, any certifications made by the Issuer under, or as a basis for preparation of, any information statements furnished by the Issuer and any information or certification obtained from the Borrower) to assure exclusion of the interest on the Series 2012 Bonds from gross income of the Holders for federal income tax purposes; (d) the Borrower’s failure to comply with any requirements of this Loan Agreement or the Non-Arbitrage Certificate or the Land Use Restriction Agreement pertaining to compliance with the Code to assure said exclusion of the interest, including the covenant contained in Section 2.3 herein; and (e) any claim, action or proceeding with respect to the matters set forth in (a), (b), (c) or (d) above brought thereon.

 

The Borrower agrees to indemnify the Trustee and its officers, directors, employees and agents for and to hold the Trustee harmless against all liabilities, claims, costs and expenses incurred without gross negligence or bad faith on the part of the Trustee or its officers, directors, employees or agents, on account of any action taken or omitted to be taken by the Trustee in accordance with the terms of the Loan Documents, the Series 2012 Bonds or the Indenture or any action taken at the request of or with the consent of the Borrower or the Holders, including the costs and expenses of the Trustee in defending itself against any such claim, action or proceedings brought in connection with the exercise or performance of any of its powers or duties under the Borrower Documents or the Indenture.

 

In case any action or proceeding is brought against any Indemnified Party in respect of which indemnity may be sought hereunder, the party seeking indemnity promptly shall give notice of that action or proceeding to the Borrower, and the Borrower upon receipt of that notice shall have the obligation and the right to assume the defense of the action or proceeding with counsel acceptable to the Issuer, if the Issuer is the Indemnified Party; provided, that failure of a party to give that notice shall not relieve the Borrower from any of its obligations

 

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under this Section unless, and only to the extent that, that failure materially prejudices the defense of the action or proceeding by the  Borrower. At its own expense, unless such counsel is selected because the Indemnified Party determines that counsel selected by the Borrower has a conflict in representing the interests of the Indemnified Party, an Indemnified Party may employ separate counsel and participate in the defense. The Borrower shall not be liable for any settlement made without its consent.

 

The indemnification set forth above is intended to and shall be enforceable by each of the Indemnified Parties to the full extent permitted by law.

 

Section 5.6. Litigation Notice. The Borrower shall give the Trustee prompt notice of any action, suit or proceeding by it or against it at law or in equity, or before any governmental instrumentality or agency, or of any of the same which may be threatened, which if adversely determined, would materially impair the right of the Borrower to carry on the use which is contemplated of the Project, or would materially and adversely affect its business, operations, properties, assets or condition.

 

Section 5.7. Grant of Additional Security. The Borrower covenants that it will not grant any security interest, mortgage or other lien or encumbrance of any kind on the Mortgaged Property, except Permitted Encumbrances.

 

Section 5.8. Borrower’s Approval of Indenture. The Indenture has been submitted to the Borrower, and the Borrower acknowledges, by the execution of this Loan Agreement, that it has approved the Indenture and agrees to be bound by its terms.

 

Section 5.9. Maintenance of Project. As further provided in the Mortgage, the Borrower shall keep and maintain or cause to be kept and maintained the Project in good order and condition and in rentable and tenantable state of repair, and will make or cause to be made, as and when necessary, all repairs, renewals and replacements, structural and non-structural, exterior and interior, ordinary and extraordinary, foreseen and unforeseen. The Borrower shall abstain from and shall not permit the commission of waste in, of or about the Project.

 

Section 5.10. Other Indebtedness. The Borrower shall not incur any indebtedness with respect to the Project, other than the obligations required or permitted hereunder or under the Indenture, and other debts permitted or anticipated herein or incurred in the ordinary course of business which do not give rise to a lien or encumbrance on the Mortgaged Property except for Permitted Encumbrances.

 

Section 5.11. Management of the Property. The Borrower shall initially retain the Operator identified in Section 1.01 of the Indenture to manage the Project Facilities pursuant to the Lease.  No Person not identified above shall be engaged by the Borrower as the Operator of the Project Facilities  unless such Person or the principals or officers of such Person (i) shall have at least five (5) years of demonstrated experience in the management and leasing of assisted living projects, and (ii) shall have its employees bonded for not less than $500,000. Each lease and/or management agreement shall be subject to cancellation by the Trustee at any time without the payment of any penalty or liability upon the occurrence of an Event of Default under this Loan Agreement. In the event that the Lease and/or any management agreement is terminated, the Borrower shall manage the Project itself until such time as it can engage a qualified successor manager to manage the Project in accordance with the provisions of this

 

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Section. The Borrower shall so engage a successor Manager on the earliest practicable date. The Borrower agrees that the Lease and/or any management agreement entered into with respect to the Project during the terms of this Loan Agreement shall be subject to this Section and shall contain provisions consistent herewith.

 

Section 5.12. Forbearance of Fees. The Borrower hereby agrees that it, the Operator and/or any manager and any member of the Borrower shall forbear from taking any management, administration, development (other than the development fees payable on the Closing Date for the Series 2012 Bonds) or other fees, or any portions thereof, in the event and to the extent that the Project Revenues are insufficient in any month to make all current and deferred deposits provided in Section 5.05(b) of the Indenture. The Borrower agrees that the Lease and/or any management agreement entered into with respect to the Project during the term of this Loan Agreement shall be subject to this Section and shall contain provisions consistent herewith.

 

Section 5.13. Taxes and Impositions.

 

(a)           Subject to paragraph (c) of this Section 5.13, the Borrower agrees to pay, prior to delinquency, all real property taxes and assessments, general and special, and all other taxes and assessments of any kind or nature whatsoever, which are assessed or imposed upon the Project, or become due and payable, and which create, may create or appear to create a lien upon the Project, or any part thereof, or upon any personal property, equipment or other facility used in the operation or maintenance thereof (all of which taxes, assessments and other governmental and non-governmental charges of like nature are hereinafter referred to as “impositions”); provided, however, that if, by law, any such Imposition is payable, or may at the option of the taxpayer be paid, in installments, the Borrower may pay the same together with any accrued interest on the unpaid balance of such Imposition in installments as the same become due and before any fine, penalty, interest or cost may be added thereto for the nonpayment of any such installment and interest. Payments made by the Trustee on behalf of the Borrower from funds held under the Indenture in the Insurance and Tax Escrow Fund shall, to the extent of such payments, discharge the  Borrower’s obligations hereunder.

 

(b)           If at any time after the date hereof there shall be assessed or imposed (i) a tax or
assessment on the Project in lieu of or in addition to the Impositions payable by the Project pursuant to subparagraph (a) hereof or (ii) a license fee, tax or assessment imposed on the Trustee and measured by or based, in whole or in part, upon the amount of the outstanding Series 2012 Bonds, then all such taxes, assessments or fees shall be deemed to be included within the term “Impositions,” as defined in subparagraph (a) hereof, and the Borrower shall pay and discharge the same as herein provided with respect to the payment of Impositions.

 

(c)           Subject to the applicable state law provisions, the Borrower shall have the right before any delinquency occurs to contest or object to the amount or validity of any Imposition by appropriate legal proceedings, but this shall not be deemed or construed in any way as relieving, modifying, or extending the  Borrower’s covenant to pay any such Imposition at the time and in the manlier provided in this Section 5.13, unless the Borrower has given prior written notice to the Trustee of the  Borrower’s intent to so contest or object to an Imposition, and unless, at the Trustee’s sole option, (i) the Borrower shall demonstrate to the Trustee’s satisfaction that the legal proceedings shall conclusively operate to prevent the sale of the Project, or any part thereof, to satisfy such Imposition prior to final determination of such proceedings; (ii) the Borrower shall

 

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furnish a good and sufficient bond or surety as requested by and satisfactory to the Trustee; or (iii) the Borrower shall have provided a good and sufficient undertaking as may be required or permitted by law to accomplish a stay of such proceedings.

 

(d)           The Borrower shall deposit with the Trustee amounts sufficient to pay the annual Impositions as set forth in the Project Budget to be next due on the Project, in accordance with the provisions of the Indenture. The Borrower further agrees to cause all bills, statements or other documents relating to Impositions to be sent or mailed directly to the Trustee. Upon receipt of such bills, statements or other documents, and provided the Borrower has deposited sufficient funds pursuant to this Section 5.13(d), the Trustee shall, so long as no Event of Default has occurred, pay such amounts as may be due thereunder out of the funds so deposited. If at any time and for any reason the funds so deposited are or will be insufficient to pay such amounts as may then or subsequently be due, the Trustee shall notify the Borrower, and the Borrower shall immediately deposit an amount equal to such deficiency with, or as directed by, the Trustee. If the Borrower fails to deposit sums sufficient to fully pay such Impositions at least 30 days before delinquency thereof, the Trustee may, at the Trustee’s election, but without any obligation to do so, advance any amounts required to make up the deficiency, which advances, if any, shall be secured by the Mortgage and shall be repayable to the Trustee as herein elsewhere provided.

 

(e)           The Borrower covenants and agrees not to suffer, permit or initiate the joint
assessment of the real and personal property or any other procedure whereby the lien of the real property taxes and the lien of the personal property taxes shall be assessed, levied or charged to the Mortgaged Property as a single lien.

 

Section 5.14. Utilities. The Borrower shall pay, or cause to be paid, when due, all utility charges which are incurred for the benefit of the Project or which may become a charge or lien against the Project for gas, electricity, water or sewer services furnished to the Project and all other taxes, assessments or charges of a similar nature, whether public or private, affecting the Project or any portion thereof, whether or not such taxes, assessments or charges are liens thereon.

 

Section 5.15. Project Budget. On or before the first day of each Fiscal Year, the Borrower shall prepare or cause the Operator to prepare a Project Budget of anticipated Gross Revenues and Operating Expenses for each month of such Fiscal Year, and shall promptly file each new Project Budget with the Trustee. The Project Budget may be amended from time to time to reflect changes in actual or projected Operating Expenses.

 

Section 5.16. Notification of Occupancy. Upon the occupancy of the first Unit in the Project Facilities, the Borrower shall provide prompt notice thereof to the Trustee.

 

Section 5.17. Financial Covenants by Borrower.   The Borrower agrees to maintain, as calculated at the end of each Fiscal Year, a Debt Service Coverage Ratio on the Series 2012 Bonds (a) for the Fiscal Year ending December 31, 2012, not less than 1.10; (b) for the Fiscal Year ending December 31, 2013, not less than 1.15 to 1; (c) for the Fiscal Year ending December 31, 2014, not less than 1.20 to 1; and (d) for the Fiscal Year ending December 31, 2015, and thereafter not less than 1.25 to 1.  As used herein, (1) “Debt Service Coverage Ratio on the Bonds” means the ratio of Funds

 

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Available for Debt Service to annual debt service requirements on the Series 2012 Bonds (after payment of subordinated fees) for the Fiscal Year for which such calculation is being made; and (2) “Funds Available for Debt Service” means in any period the Gross Revenues for such period, minus the Borrower’s operating expenses (as set forth in the Operating Budget required by Loan  Agreement), plus , to the extent included in such operating expenses, depreciation and amortization, interest on long-term indebtedness (including the Series 2012 Bonds), amortization of discount and financial expenses incurred in connection with the issuance of long-term indebtedness, and other non-cash expense deducted in accordance with generally accepted accounting principals consistently applied.

 

If such Debt Service Coverage Ratio, as calculated at the end of any Fiscal Year, shall be below the required level, the Operator will be required to prepare and forward to the Borrower a report (a” Management Report”) that sets forth in detail the reasons why the Project Facilities failed to attain the required ratio and the specific plan of correction with regard to increasing such ratio for subsequent fiscal years to at least the level required.  So long as the Operator shall submit such a Management Report and shall, to the extent practicable, carry out the corrective action set forth therein, and the Project Facilities shall maintain, at all times, a Debt Coverage Ratio of at least 1.00 to 1 (the “Minimum Coverage Ratio”), this requirement shall be deemed to have been complied with even if such ratio, as calculated at the end of any subsequent Fiscal Year, is below the required level.

 

Days’ Cash on Hand .  The Borrower agrees that it will require the Operator to agree in the Lease that the Project Facilities will produce and have, as of the end of each fiscal quarter, beginning with such fiscal quarter ending December 31, 2012, not less than 15 Days’ Cash on Hand (as herein defined).  If Days’ Cash on Hand, as calculated at the end of any two consecutive fiscal quarters, shall be less than the required level, the Operator will be required to prepare and forward to the Borrower a Management Report that sets forth in detail the reasons why the Project Facilities failed to attain the required level and the specific plan of correction with regard to increasing such level for subsequent fiscal quarters to at least the level required.  So long as the Operator shall submit such a Management Report and shall, to the extent practicable, carry out the corrective action set forth therein and the Project Facilities shall produce and have, for each fiscal quarter, not less than seventy percent (70%) of the Days Cash on Hand otherwise required by this paragraph, the Borrower shall be deemed to have complied with the requirements of this paragraph.

 

Trade Payable s .  The Borrower agrees that it will require the Operator to agree in the Lease that, for each fiscal quarter, as calculated at the end of each such fiscal quarter, no more than 10% of the Project Facilities’ Trade Payables will be in excess of 90 days.  If more than 10% of the Project Facilities’ Trade Payables are in excess of 90 days for any two consecutive fiscal quarters, the Operator will be required to prepare and forward to the Borrower a Management Report that sets forth in detail the reasons why the Project Facilities failed to attain the required currency in Trade Payables and the specific plan of correction with regard to increasing such currency for subsequent fiscal quarters to at least the level required.  So long as the Operator shall submit such a Management Report and shall, to the extent practicable, carry out the corrective action set forth therein, and, for each fiscal quarter, no more than 25% of the Project Facilities’ Trade Payables shall be in excess of 90 days, the Borrower shall be deemed to have complied with the requirements of this paragraph.

 

Section 5.18. Structural Engineering Reports. The Borrower will contract for an engineering report or survey by an engineer or architect providing recommendations as to structural repairs and deferred maintenance with respect to the Project within seven (7) years from the date of this Loan Agreement and every five (5) years thereafter and then will submit

 

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copies of the report to the Trustee. The Borrower shall promptly implement any recommendations contained in such report to the maximum extent practicable, including increasing the level of funding of the Maintenance and Replacement Fund pursuant to Section 5.05(b) of the Indenture.

 

Section 5.19. Prevailing Wage Rate. The Borrower represent warrants and covenants that it has complied and shall comply, and has required and shall require compliance by all contractors or subcontractors working on the Project, with all applicable requirements of Section 4115.03 through 4115.16 of the Ohio Revised Code.

 

Without limiting the generality of the foregoing, to the extent required by applicable law, for all construction work undertaken with respect to the Project (1) the Borrower has obtained or has caused to be obtained from the Ohio Department of Industrial Relations (the “Department”) the schedule of prevailing rates of wages applicable to laborers and mechanics for the classes of work called for by the Project, on or before the earlier of (i) the commencement of the acquisition, construction and equipping of the property comprising the Project or (ii) the adoption by the Issuer of the Bond Legislation authorizing the issuance of the Series 2012 Bonds; (2) unless the Issuer has appointed a prevailing wage coordinator (the “Coordinator”) for the Project under Section 4115.071 of the Ohio Revised Code, the Borrower has requested the Department appoint a Coordinator for the Project; and (3) unless and until the Issuer or the Department has appointed a Coordinator, the Borrower has designated one of its employees or agents to act as Coordinator for the Project, and to perform all of the applicable functions and duties thereof under Chapter 4115 of the Ohio Revised Code with respect to the Project, including making available for public inspection all files, reports and other documentation submitted by Project contractors and subcontractors. If the Coordinator is an employee of the Issuer or the Department, the cost of such employee’s services as Coordinator, as determined by the Issuer or the Department, shall upon such demand be reimbursed to the Issuer or the Department by the Borrower.

 

(End of Article V)

 

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ARTICLE VI

 

INSURANCE REQUIREMENTS; DAMAGE, DESTRUCTION AND CONDEMNATION

 

Section 6.1. Required Insurance. For the term of this Loan Agreement, the Borrower shall maintain insurance of such type and in amounts as is customarily carried and against such risks as are customarily insured against by businesses of like size and character in the State of Ohio, including but not limited to the following:

 

(a)           insurance upon the repair or replacement basis in an amount of not less than 100% of the then (at the time such insurance is obtained by Borrower) actual cost of replacement (excluding costs of replacing excavations and foundations but without deduction for depreciation) of the Project Facilities against loss or damage by fire, lighting, windstorm, hail, explosion, riot, riot attending a strike, civil commotion, aircraft, vehicles, and smoke and such other risks as are not or hereafter included in the uniform standard extended coverage endorsement in common use for similar structures (including vandalism and malicious mischief);

 

(b)           business interruption insurance (also referred to as “use and occupancy insurance” or “rental income insurance”) in an amount not less than the principal and interest payments required for the next succeeding twelve (12) months, covering loss of revenues and other income by the Borrower by reason of total or partial suspension of, or interruption in the operation of the Facility cause by damage or destruction of the Facility;

 

(c)           boiler explosion insurance or steam boilers, if any, pressure vessels, and pressure piping in an amount no less than 100% of the actual cost of repair or replacement of the Facility (with deductible provisions not to exceed $1,000 in any one occurrence) provided, that such insurance need not be taken out until steam boilers, pressure vessels, or pressure piping have been installed in the Facility;

 

(d)           comprehensive general liability insurance providing insurance (with deductible provisions not exceeding $5,000) to the extent of not less than $500,000 per occurrence against liability for personal and bodily injury including death resulting therefrom, $100,000 per occurrence for damage to property, including loss of use thereof, occurring on or in any way related to the Facility or any part thereof, with excess liability or “umbrella” insurance for claims under such coverage in the aggregate of not less than $2,000,000;

 

(e)           worker’s compensation coverage as required by the laws of the State of Georgia; and

 

(f)            insurance under the Federal Flood Insurance Program will be maintained at all times within the minimum requirements and amounts required for federally financed or assisted loans under the Flood Disaster Protection Act of 1973, as amended, if the Facility is eligible under such program.

 

Proceeds of insurance required by (a), (c), and (f) in excess of $25,000 will be paid to the

 

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Trustee and disbursed by it in accordance with instructions from the Borrower for the restoration of the Project Facilities.  All policies of insurance shall list the Trustee as an additional insured and provide for payment to the Borrower and the Trustee as their respective interests may appear, and the policies required by (a), (c) and (f) shall name the Trustee as mortgagee. A copy of all policies of insurance shall be delivered to the Trustee along with receipts evidencing payment of the same.

 

At least thirty (30) days prior to the expiration date of each policy maintained pursuant to this Paragraph 6.1, a renewal or replacement thereof satisfactory the Trustee shall be delivered to the Trustee.  Borrower shall deliver to the Trustee receipts evidencing the payment for all such insurance policies and renewals or replacements.  The delivery of any insurance policies hereunder shall constitute an assignment of all unearned premiums as further security hereunder.  In the event of the foreclosure or any other transfer of title to the Project Facilities, it is understood by Borrower that all right, title and interest of Issuer in and to all insurance policies then in force shall pass to the purchaser or Trustee.

 

The Issuer and the Trustee shall have no duty to review the insurance required by this Section 6.1 (or the certificates thereof) or to inquire as to the compliance thereof with this Section 6.1.

 

By April 15th of each year that the Series 2012 Bonds are Outstanding, beginning on April 15, 2013, the Borrower shall provide to the Trustee a certificate that the requirements of this Section 6.1 are being satisfied.  The Trustee may rely upon the accuracy of such certificate.

 

Section 6.2. Delivery of Insurance Policies; Payment of Premiums. All policies of insurance shall be issued by companies and in amounts as required by the provisions of this Loan Agreement or, if not so required, as otherwise satisfactory to the Trustee. All policies of insurance shall name the Trustee and the Issuer as named insureds and shall have attached thereto a lender’s loss payable endorsement for the benefit of the Trustee and the Issuer, which endorsement indicates that all insurance proceeds are payable directly to the Trustee or the Issuer, as applicable. The Borrower shall furnish the Trustee and the Issuer with an original or certified copies of certificates of insurance for all required insurance.

 

Thirty days prior to the expiration of each such policy, the Borrower shall furnish the Trustee with evidence of the reissuance of a policy continuing insurance in force, as required by this Loan Agreement. All such policies shall contain a provision that such policies will not be canceled or materially amended in any manner, including without limitation, amended to reduce the scope or limits of coverage, without twenty days’ prior written notice to the Trustee and shall provide that no claims shall be paid thereunder without at least ten days’ prior written notice to the Trustee and the Issuer. In all cases, the Borrower shall immediately give notice to the Trustee of any notice received by the Borrower of any expiration, cancellation or modification of, or material reduction of coverage under, any such policy. The Borrower shall not consent to any material amendment to or the cancellation of any such policy.

 

The Trustee shall have no duty to review the insurance required by Article VI (or the certificates thereof) or to inquire as to the compliance thereof with this Article VI.

 

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In the event the Borrower fails to provide, maintain, keep in force or deliver and furnish to the Trustee the certificates of insurance required by this Loan Agreement or make the deposits required hereunder, the Trustee may procure such insurance or single-interest insurance for such risks covering the Trustee’s interest, and the Borrower will pay all premiums thereon promptly upon demand by the Trustee (to the extent such amounts are not paid from monies in the Insurance and Tax Escrow Fund held under the Indenture), and, until such payment is made by the Borrower, the amount of all such premiums shall be secured by this Loan Agreement.

 

The Borrower shall deposit with the Trustee, in accordance with Section 5.05(b) of the Indenture, amounts sufficient to pay when due estimated aggregate annual insurance premiums on all policies of insurance required by this Loan Agreement. Such amounts shall be disbursed as provided in the Indenture.

 

Upon occurrence of an Event of Default, the Trustee may, at any time at the Trustee’s option, apply, or cause to be applied, any sums or amounts received pursuant hereto, or as rents or income of the Project or otherwise, to the payment of Bond Service Charges or other amounts payable under the Indenture in such manner and order as the Trustee may elect. The receipt, use or application of any such sums by the Trustee hereunder shall not be construed to affect any of the rights or powers of the Trustee under the terms of the Loan Documents or any of the obligations of the Borrower under the Loan Documents.

 

Section 6.3. Insurance Proceeds. After the occurrence of any casualty to the Project, or any part thereof, the Borrower shall give prompt written notice thereof to the Trustee and each insurer and promptly submit a claim to such insurer for payment of insurance proceeds; the Borrower shall provide the Trustee with a copy of such claim.

 

(a)           All Insurance Proceeds with respect to the Project shall be paid to the Trustee, and each insurer is hereby authorized and directed to make payment for any such loss directly to the Trustee instead of payment to the Borrower. Any Insurance Proceeds shall be applied as provided in this Section 6.4 and Section 5.11 of the Indenture. Damage or destruction of the Project shall not affect the lien of the Mortgage or the obligations of the Borrower hereunder or thereunder, and the Trustee is authorized, at the Trustee’s option, to compromise and settle all loss claims on said policies if not adjusted promptly by the Borrower.

 

(b)           Notwithstanding the application of Insurance Proceeds to the payment of a portion of the Series 2012 Bonds pursuant to the Indenture, any unpaid portion of the Series 2012 Bonds shall remain in full force and effect, and the Borrower shall not be excused in the payment thereof. If any act or occurrence of any kind or nature on which insurance was not obtained or obtainable shall result in damage to or loss or destruction of the Project, the Borrower shall give immediate notice thereof to the Trustee and, unless otherwise so instructed by the Trustee, shall promptly, at the Borrower’s sole cost and expense, whether or not the Insurance Proceeds are adequate to cover such cost and expense, restore, repair, replace and rebuild the Project as nearly as possible to its value, condition and character immediately prior to such damage, loss or destruction, in accordance with plans and specifications submitted to the Trustee.

 

(c)           Except as provided below, nothing contained in this Loan Agreement shall be deemed to excuse the Borrower from repairing or maintaining the Project, as provided in Section 5.9

 

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hereof. The application or release by the Trustee of any Insurance Proceeds shall not cure or waive any Event of Default or notice of default under this Loan Agreement or invalidate any act done pursuant to such notice. If the Insurance Proceeds are not applied to the Restoration of the Project pursuant to the Indenture, the Borrower shall not be required to restore, rebuild or repair the portion of the Project damaged or destroyed, and the failure to do so shall not constitute an Event of Default under this Loan Agreement.

 

(d)           All Insurance Proceeds and Awards shall be applied at the option of the Borrower either (i) to the payment of the Series 2012 Bonds in accordance with the provisions of Section 5.11 of the Indenture, or (ii) to the Restoration of the Project, except that (A) the proceeds of any loss of rents insurance shall be deposited in the Bond Fund under the Indenture and applied as therein provided and (B) any surplus proceeds shall be applied to the payment of the Series 2012 Bonds.

 

(e)           Unless the Borrower exercises its option to apply the Insurance Proceeds or Awards to the payment of the Series 2012 Bonds in accordance with the provisions of Section 5.11 of the Indenture, and so long as any Series 2012 Bonds shall be outstanding and unpaid, and whether or not Insurance Proceeds or Awards are sufficient or available therefor, the Borrower shall promptly commence and complete with all reasonable diligence that Restoration of the Project as nearly as possible to the same value and revenue producing capacity which existed immediately prior to such loss or damage in accordance with plans and specifications (“Restoration Plans”), and in compliance with all Legal Requirements. Any Restoration shall be effected in accordance with procedures to be first submitted to and approved by the Trustee as provided in Section 6.5 hereof. The Borrower shall pay all costs of such Restoration to the extent not paid from Net Proceeds available therefor pursuant to Section 6.5 hereof.

 

(f)            To exercise the option provided in paragraph (d) above, within thirty (30) days following the deposit of Insurance Proceeds or awards in accordance with the provisions of Section 5.11 of the Indenture, the Borrower shall give written notice of the option it has selected to the Trustee. If such notice is to exercise the option of prepaying the Series 2012 Bonds, the Trustee shall apply the Net Proceeds of such Insurance Proceeds or Awards in the manner provided in Section 5.11 of the Indenture. If such notice is to exercise the option of Restoration or if no such notice is received, the provisions of paragraph (e) above shall control.

 

Section 6.4. Disbursement of Insurance Proceeds and Awards.

 

(a)             All Net Proceeds of Insurance Proceeds and/or Awards received by the Trustee as provided in Section 6.4 hereof shall be applied as provided in this Section.

 

(b)             If no Event of Default shall exist hereunder and if the Borrower has elected Restoration, all Net Proceeds shall be deposited in the Project Fund and disbursed in accordance with the provisions of Section 5.11 of the Indenture to pay or reimburse the Borrower for the payment of the costs, fees and expenses incurred for the Restoration of the Project as required under Section 6.4 hereof; provided that no distribution of Net Proceeds for Restoration shall be made until the Trustee shall have received the following:

 

(i)            Restoration Plans and procedures for the Restoration of the Premises as

 

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required by Section 6.4(e) hereof, which Restoration Plans shall be prepared by an Independent Architect and which Restoration Plans and procedures shall be subject to the approval of the Trustee prior to the disbursement of any Net Proceeds.

 

(ii)           Evidence satisfactory to the Trustee that the Project Revenues (including the proceeds of any loss of rent insurance and other funds irrevocably committed to the payment of such amounts in a manner satisfactory to the Trustee) to be received during, and after completion of, the Restoration of the Project in accordance with the approved Restoration Plans, will be sufficient and available to make all payments and deposits when due hereunder, including without limitation to pay all principal, premium, if any, and interest on the Series 2012 Bonds when due, to make all required deposits into the Trust Funds required by Section 5.05(b) FIRST through SIXTH of the Indenture, to pay all other Operating Expenses of the Project, and to pay the debt service on any indebtedness (other than the Series 2012 Bonds) then outstanding or to be incurred in connection with such Restoration.

 

 

(iv)        Construction schedules and budgets and independently verified estimates and other evidence (including, if required by the Trustee, stipulated sum or guaranteed maximum cost construction contracts) to establish the total amount of the costs, fees and expenses necessary to complete the Restoration of the Project in accordance with the approved Restoration Plans, and of the time period required to complete such Restoration. A certificate from an Independent Architect or contractor appointed by the Borrower and acceptable to the Trustee upon which the Trustee may conclusively rely that the Net Proceeds available therefor together with funds deposited with the Trustee, or irrevocably committed by or on behalf of the Borrower, shall be sufficient to fully pay all costs, fees and expenses necessary for the Restoration of the Project in accordance with the approved Restoration Plans and all Legal Requirements, free and clear of all mechanic’s liens and other liens or claims for lien which are not Permitted Encumbrances.

 

(v)                           A waiver of any rights of subrogation from any insurer under any insurance policy which at any time claims that no liability exists as to the Borrower  or the owner or insured under such insurance policies.

 

(vi)                          Such architect’s and engineer’s certificates, waivers of lien, contractor’s sworn statements, title insurance endorsements, surveys, opinions of counsel and such other evidences of cost, payment and performance as the Trustee may reasonably require and upon which it may conclusively rely.

 

(c)           If, within sixty (60) days after the receipt of such Net Proceeds, the Borrower  shall fail to furnish sufficient funds (or assurances satisfactory to the Trustee with respect to the availability of sufficient funds) and the other items required by paragraph (b) of this Section or if any other Event of Default shall then exist or shall occur hereunder at any time (whether before or after the commencement of such Restoration) the Trustee shall declare the entire principal balance of the Series 2012 Bonds or any portion thereof to be immediately due and payable and to avail itself of any and all remedies afforded hereunder upon an Event of Default and whether or not the Series 2012 Bonds shall be so accelerated such Net Proceeds, or any portion thereof, then held by the Trustee or other depository hereunder may be applied as provided in the Indenture.

 

(d)           No payment made prior to the final completion of the Restoration of the Premises in accordance with the approved Restoration Plans shall exceed 90% of the value of the work

 

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performed from time to time, as such value shall be evidenced by an Independent Architect’s or contractor’s certificate to that effect, delivered to the Trustee, upon which the Trustee may conclusively rely; and at all times the undisbursed balance of such proceeds remaining in the hands of the Trustee or such other depository, together with funds deposited or irrevocably committed to the satisfaction of the Trustee by or on behalf of the Borrower to pay the cost of such Restoration, shall be sufficient to pay the entire unpaid cost of the Restoration free and clear of all liens or claims for lien, other than Permitted Encumbrances evidenced by an Independent Architect’s or contractor’s certificate to that effect, delivered to the Trustee, upon which the Trustee may conclusively rely.

 

(e)           Any surplus which may remain out of such Net Proceeds after payment of all costs, fees and expenses (including expenses of the Trustee and its counsel, agents, experts or other consultants retained in connection with such Restoration) of such Restoration shall be applied to the redemption of Series 2012 Bonds as provided in Section 4.01(d) of the Indenture.

 

(f)            The Borrower shall make written monthly progress reports to the Trustee as to the status of construction and compliance with the Restoration budget.

 

(End of Article VI)

 

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ARTICLE VII

 

REDEMPTION OF SERIES 2012 BONDS

 

Section 7.1. Optional Redemption. Provided no Event of Default shall have occurred and be subsisting, at any time and from time to time, the Borrower may deliver moneys to the Trustee in addition to Loan Payments and Additional Payments required to be made and direct the Trustee to use the moneys so delivered for the purpose of purchasing Series 2012 Bonds, or for calling Bonds for optional redemption in accordance with the applicable provisions of the Indenture providing for optional redemption or prepayment at the price stated in the Indenture. Pending application for those purposes, any moneys so delivered shall be held by the Trustee in the Bond Fund and delivery of those moneys shall not operate to abate or postpone Loan Payments or Additional Payments otherwise becoming due or to alter or suspend any other obligations of the Borrower under this Loan Agreement. The Borrower shall give the Trustee written notice of its intention to exercise its options pursuant to this Section 7.1.

 

Section 7.2. Mandatory Redemption From Insurance Proceeds or Awards. The Borrower shall have, subject to the provisions of the Mortgage and the conditions herein imposed, the obligation to prepay the Loan in whole or in part for the purpose of redeeming the Series 2012 Bonds in accordance with the applicable provisions of the Indenture in the event that any Insurance Proceeds or Awards with respect to the Project or any portion thereof are not applied by the Borrower to a Restoration. Any such Insurance Proceeds or Awards shall be deposited in the Bond Fund, and shall be used to prepay the Loan and redeem or prepay Series 2012 Bonds in accordance with Article IV of the Indenture in an aggregate principal amount equal to the amount of such deposit or the next lowest Authorized Denomination.

 

Section 7.3. Mandatory Redemption in Event of Determination of Taxability. If a Determination of Taxability shall occur, the Borrower shall deliver to the Trustee, upon the date required by the Trustee, moneys sufficient to pay in full the Series 2012A Bonds thereupon subject to redemption under the Indenture, including moneys sufficient to pay the Gross-up Amount to all Holders and former Holders of Series 2012A Bonds whether subject to such redemption or theretofore paid.

 

Section 7.4. Mandatory Redemption in Event of Occurrence of Certain Events. The Borrower shall prepay the Loan to the extent of any mandatory redemption of Series 2012A Bonds pursuant to Section 4.01(e) of the Indenture in connection with the application of certain excess moneys in the Project Fund. In each case, moneys transferred from the Project Fund to the Bond Fund and applied to the redemption of the Series 2012ABonds shall be credited to such prepayment of the Loan.

 

Section 7.5. Mandatory Redemption. The Borrower shall deliver to the Trustee moneys sufficient to redeem the Series 2012 Bonds in accordance with any mandatory redemption or principal prepayment provisions relating thereto as may be set forth in Section 4.01 of the Indenture.

 

Section 7.6. Actions by Issuer. At the request of the Borrower or the Trustee, the Issuer shall take all steps required of it under the applicable provisions of the Indenture or the Series

 

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2012 Bonds to effect the redemption or prepayment of principal of all or a portion of the Series 2012 Bonds pursuant to this Article VII.

 

Section 7.7. Required Deposits for Optional Redemption. Unless the notice of redemption specifies that such notice of redemption is conditional upon there being deposited with the Trustee on or prior to the date of redemption sufficient moneys to effect such optional redemption, the Trustee shall not give notice of call pursuant to the optional redemption provisions of Article IV of the Indenture and Article VI hereof unless prior to the date by which the call notice is to be given there shall be deposited by the Borrower with the Trustee funds which, in addition to any other moneys available therefor and held by the Trustee, will be sufficient to redeem at the redemption price thereof, plus interest accrued to the redemption date, all of the redeemable Series 2012 Bonds for which notice of redemption is to be given.

 

(End of Article VII)

 

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ARTICLE VIII

 

EVENTS OF DEFAULT AND REMEDIES.

 

Section 8.1. Events of Default. Each of the following shall be an Event of Default:

 

(a)           The Borrower shall fail to pay any Loan Payment on the date on which that Loan Payment is due and payable and such failure is not cured within 5 days after notice thereof is given to the Borrower by the Trustee;

 

(b)           The Borrower shall fail to deliver to the Trustee, or cause to be delivered on its behalf, the moneys needed to redeem or prepay principal on any outstanding Series 2012 Bonds, together with any interest thereupon due, in the manner and upon the date requested in writing by the Trustee or otherwise as provided in Article VII of this Loan Agreement;

 

(c)           The Borrower shall fail to observe and perform any other agreement, term or condition contained in this Loan Agreement, and the continuation of such failure for a period of ninety (90) days after notice thereof shall have been given to the Borrower by the Trustee or the Issuer, or for such longer period as the Trustee may agree to in writing; provided, that if the failure is other than the payment of money and is of such nature that it can be corrected but not within the applicable period, that failure shall not constitute an Event of Default so long as the Borrower institutes curative action within the applicable period and diligently pursues that action to completion;

 

(d)           The Borrower shall: (i) admit in writing its inability to pay its debts generally as they become due; (ii) have an order for relief entered in any case commenced by or against it under the Federal bankruptcy laws, as now or hereafter in effect; (iii) commence a proceeding under any other Federal or state bankruptcy, insolvency, reorganization or similar law, or have such a proceeding commenced against it and either have an order of insolvency or reorganization entered against it or have the proceeding remain undismissed and unstayed for ninety (90) days; (iv) make an assignment for the benefit of creditors; or (v) have a receiver or trustee appointed for it or for the whole or any substantial part of its property; and

 

(e)           The occurrence or continuance of an “event of default” or “Event of Default” under the Mortgage, the Non-Arbitrage Certificate, the Land Use Restriction Agreement or the Indenture.

 

Notwithstanding the foregoing, if, by reason of Force Majeure, the Borrower is unable to perform or observe any agreement, term or condition hereof which would give rise to an Event of Default under subsection (c) hereof other than the payment of money or maintenance of insurance, the Borrower shall not be deemed in default during the continuance of such inability. However, the Borrower shall promptly give notice to the Trustee and the Issuer of the existence of an event of Force Majeure and shall use its best efforts to remove the effects thereof; provided that the settlement of strikes or other industrial disturbances shall be entirely within its discretion.

 

The term Force Majeure shall mean the following:

 

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(i)            acts of God; strikes, lockouts or other industrial disturbances; acts of public enemies; orders or restraints of any kind of the government of the United States of America or of the State or any of their departments, agencies, political subdivisions or officials, or any civil or military authority; insurrections; civil disturbances; riots; epidemics; landslides; lightning; earthquakes; fires; hurricanes; tornados; storms; droughts; floods; arrests; restraint of government and people; explosions; breakage, malfunction or accident to facilities, machinery, transmission pipes or canals; partial or entire failure of utilities; shortages of labor, materials, supplies or transportation; or

 

(ii)           any cause, circumstance or event not reasonably within the control of the Borrower and of a nature similar to those events described in (i) above.

 

The declaration of an Event of Default and the exercise of remedies upon any such declaration, shall be subject to any applicable limitations of Federal bankruptcy law affecting or precluding that declaration or exercise during the pendency of or immediately following any bankruptcy, liquidation or reorganization proceedings.

 

Section 8.2. Remedies on Default. Whenever an Event of Default shall have happened and be subsisting, any one or more of the following remedial steps may be taken:

 

(a)             If acceleration of the principal amount of the Series 2012 Bonds has been declared pursuant to Section 7.03 of the Indenture, the Trustee shall declare all Loan Payments to be immediately due and payable, whereupon the same shall become immediately due and payable;

 

(b)             The Issuer or the Trustee may have access to, inspect, examine and make copies of the books, records, accounts and financial data of the Borrower pertaining to the Project; or

 

(c)             The Issuer or the Trustee may pursue all other remedies now or hereafter existing at law or in equity to collect all amounts then due and thereafter to become due under this Loan Agreement or to force the performance and observance of any other obligation or agreement of the Borrower under those instruments.

 

Notwithstanding the foregoing, neither the Trustee nor the Issuer shall be obligated to take any step which in its opinion will or might cause it to expend time or money or otherwise incur liability unless and until a satisfactory indemnity bond or other acceptable security has been furnished to the Trustee or the Issuer, as the case may be, at no cost or expense to the Trustee or the Issuer. Any amounts collected as Loan Payments or applicable to Loan Payments and any other amounts which would be applicable to payment of Bond Service Charges collected pursuant to action taken under this Section shall be paid into the Bond Fund and applied in accordance with the provisions of the Indenture or, if the outstanding Series 2012 Bonds have been paid and discharged in accordance with the provisions of the Indenture, shall be paid as provided in Section 5.14 of the Indenture.

 

The provisions of this Section are subject to the further limitation that the rescission by the Trustee of its declaration that all of the Series 2012 Bonds are immediately due and payable also shall constitute an annulment of any corresponding declaration made pursuant to paragraph (a) of this Section and a waiver and rescission of the consequences of that declaration and of the

 

36



 

Event of Default with respect to which that declaration has been made, provided that no such waiver or rescission shall extend to or affect any subsequent or other default or impair any right consequent thereon.

 

Section 8.3. No Remedy Exclusive. No remedy conferred upon or reserved to the Issuer or the Trustee by this Loan Agreement is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under any of the Loan Documents, or now or hereafter existing at law, in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair that right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the Issuer or the Trustee to exercise any remedy reserved to it in this Article, it shall not be necessary to give any notice, other than any notice required by law or for which express provision is defined herein.

 

Section 8.4. Agreement to Pay Attorneys’ Fees and Expenses. If an Event of Default should occur and the Issuer or the Trustee should incur expenses, including attorneys’ fees, in connection with the enforcement of any of the Loan Documents, or the collection of sums due hereunder or thereunder, the Borrower shall reimburse the Issuer and the Trustee, as applicable, for the reasonable expenses so incurred upon demand. If any such expenses are not so reimbursed, the amount thereof, together with interest thereon from the date of demand for payment at the Interest Rate for Advances, to the extent permitted by law, shall constitute indebtedness secured by the Mortgage, and in any action brought to collect that indebtedness or to foreclose the Mortgage, the Trustee or the Issuer, as applicable, shall be entitled to seek the recovery of those expenses in such action except as limited by law or by judicial order or decision entered in such proceedings Any moneys recovered hereunder shall be applied first to the costs and expenses of the Issuer and the Trustee, before deposit in accordance with Section 8.2 hereof.

 

Section 8.5. No Waiver. No failure by the Issuer or the Trustee to insist upon the strict performance by the Borrower of any provision hereof shall constitute a waiver of their right to strict performance and no express waiver shall be deemed to apply to any other existing or subsequent right to remedy the failure by the Borrower to observe or comply with any provision hereof.

 

Section 8.6. Notice of Default. The Borrower shall notify the Trustee immediately if it becomes aware of the occurrence of any Event of Default hereunder or of any fact, condition or event which, with the giving of notice or passage of time or both, would become an Event of Default.

 

(End of Article VIII)

 

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ARTICLE IX

 

MISCELLANEOUS

 

Section 9.1. Term of Loan Agreement. This Loan Agreement shall be and remain in full force and effect from the Closing Date for the Series 2012 Bonds until such time as all of the Series 2012 Bonds shall have been fully paid (or provision made for such payment) pursuant to the Indenture and all other sums payable by the Borrower under the Loan Documents shall have been paid except for obligations of the Borrower under the Land Use Restriction Agreement and Sections 4.2 and 5.5 hereof, which shall survive any termination of this Loan Agreement.

 

Section 9.2. Amounts Remaining in Funds. Any amounts in the Bond Fund remaining unclaimed by the Holders of Series 2012 Bonds for four years after the due date thereof (whether at stated maturity, by redemption or pursuant to any mandatory sinking fund requirements or otherwise) shall be deemed to belong to and shall be paid, at the written request of theBorrower, to the Borrower by the Trustee as overpayment of Loan Payments. With respect to that principal of and any premium and interest on the Series 2012 Bonds to be paid from moneys paid to the Borrower pursuant to the preceding sentence, the Holders of the Series 2012 Bonds entitled to those moneys shall look solely to the Borrower for the payment of those moneys. Any amounts remaining in any funds or accounts created under the Indenture after all of the outstanding Series 2012 Bonds shall be deemed to have been paid and discharged under the provisions of the Indenture and all other amounts required to be paid under the Loan Documents and the Indenture have been paid, shall be applied by the Trustee as provided in Section 5.14 of the Indenture.

 

Section 9.3. Notices. All notices, certificates, requests or other communications hereunder shall be in writing and shall be deemed to be sufficiently given when mailed by registered or certified mail, postage prepaid, and addressed to the appropriate Notice Address. A duplicate copy of each notice, certificate, request or other communication given hereunder to the Issuer, the Borrower, or the Trustee shall also be given to the others and shall be given by the Trustee to any Holder of not less than 10% in aggregate principal amount of Series 2012 Bonds who has provided to the Trustee a written request to receive such notice and an address to which such notice is to be sent. The Borrower, the Issuer, and the Trustee, by notice given hereunder, may designate any further or different addresses to which subsequent notices, certificates, requests or other communications shall be sent.

 

Section 9.4. Extent of Covenants of the Issuer; No Personal Liability. All covenants, obligations and agreements of the Issuer contained in the Issuer Documents shall be effective to the extent authorized and permitted by applicable law; provided that recourse against the Issuer for any liability of the Issuer with respect to any such covenant, obligation or agreement shall be limited solely to the Revenues. No such covenant, obligation or agreement shall be deemed to be a covenant, obligation or agreement of any present or future member, officer, agent or employee of the Issuer nor any official executing the Series 2012 Bonds shall be liable personally on the Series 2012 Bonds or be subject to any personal liability or accountability by reason of the issuance thereof or by reason of the covenants, obligations or agreements of the Issuer contained in the Issuer Documents.

 

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Section 9.5. Binding Effect. This Loan Agreement shall inure to the benefit of and shall be binding in accordance with its terms upon the Issuer, the Borrower and their respective permitted successors and assigns provided that this Loan Agreement may not be assigned by the Borrower (except in connection with a sale or transfer of assets) and may not be assigned by the Issuer except to the Trustee pursuant to the Indenture or as otherwise may be necessary to enforce or secure payment of Bond Service Charges.

 

Section 9.6. Amendments and Supplements. Except as otherwise expressly provide in this Loan Agreement or the Indenture, subsequent to the issuance of the Series 2012 Bonds and prior to all conditions provided for in the Indenture for release of the Indenture having been met, this Loan Agreement may not be effectively amended, changed, modified, altered or terminated except in accordance with the provisions of Article XI of the Indenture, as applicable.

 

Section 9.7. Severability. If any provision of this Loan Agreement, or any covenant, obligation or agreement contained herein is determined by a court to be invalid or unenforceable, the determination shall not affect any other provision, covenant, obligation or agreement, each of which shall be construed and enforced as if the invalid or unenforceable portion were not contained herein. That invalidity or unenforceability shall not affect any valid and enforceable application thereof, and each such provision, covenant, obligation or agreement shall be deemed to be effective, operative, made, entered into or taken in the manner and to the full extent permitted by law.

 

Section 9.8. Governing Law. This Loan Agreement shall be deemed to be a contract made under the laws of the State and for all purposes shall be governed by and construed in accordance with the laws of the State.

 

Section 9.9. Issuer’s January 31st Requirement. The Borrower shall furnish or cause to be furnished to the Issuer by January 31 of each year following any year during which Series 2012 Bonds are outstanding, the principal amount of the Series 2012 Bonds outstanding on December 31 of the previous year and any other information requested by the Issuer to comply with its financial reporting and disclosure requirements.

 

(End of Article IX)

 

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ARTICLE X

 

OPTIONS IN FAVOR OF BORROWER

 

Section10.01.          Option to Prepay and Redeem Series 2012 Bonds at Optional Redemption Dates . The Borrower shall also have the option to prepay amounts due under this Loan Agreement in such manner and amounts as will enable the Issuer to redeem the Series 2012 Bonds prior to maturity on or after May 1, 2013, as provided in Section 4.01(c) of the Indenture.  The amount payable by the  Borrower in the event of its exercise of the option granted under this Section shall be (i), in the case of partial redemption, the amount necessary to pay principal, all interest to accrue to the redemption date, the applicable redemption premium, as provided in Section 4.01(c) of the Indenture, and any redemption expense, and (ii) in the case of a total redemption, the amounts set forth in Article IV of the Indenture and the applicable redemption premium, as provided in Section 4.01(c)  of the Indenture.

 

Section10.02.          Option to Prepay and Redeem the Series 2012A Bonds upon Determination of Taxability . The Borrower shall also have the option to prepay amounts due under this Loan Agreement in such manner and amount as will enable the Issuer to redeem the Series 2012A Bonds prior to maturity, in whole and not in part, upon the occurrence of a Determination of Taxability as provided in Section 40.1(b) of the Indenture.  Series 2012A Bonds redeemed pursuant to this Section shall be redeemed in accordance with the procedure set forth in Article IV of the Indenture. The amount payable by the Borrower in the event of its exercise of the option granted under this Section shall be the amount necessary to pay all amounts required by Section 4.01(b) of the Indenture.

 

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IN WITNESS WHEREOF, the Issuer and the Borrower have caused this Loan Agreement to be duly executed in their respective names, all as of the date hereinbefore written.

 

 

THE CITY OF SPRINGFIELD, OHIO

 

 

 

 

 

By:

/s/ [Illegible]

 

 

Mayor

 

 

 

 

 

 

 

And by:

/s/ [Illegible]

 

 

Director of Finance

 

 

 

 

 

EAGLEWOOD PROPERTY HOLDINGS, LLC

 

 

 

/s/ Christopher F. Brogdon

 

Manager

 

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Exhibit 10.19

 

GUARANTY AGREEMENT

 

THIS GUARANTY AGREEMENT (this “Agreement”), dated as of April 12, 2012, is made and entered into by AdCare Health Systems, Inc., an Ohio corporation and a corporate affiliate of Eaglewood Property Holdings, LLC, the address of which is Two Buckhead Plaza, 3050 Peachtree Road NW, Suite 355, Atlanta, Georgia 30305 (hereinafter called “Guarantor”), to and for the benefit of BOKF, NA DBA BANK OF OKLAHOMA, as trustee under a Trust Indenture, dated as of April 12, 2012 (the “Indenture”), the address of which is One Williams Center, Tulsa Oklahoma 74192 (together with its successors and assigns, the “Trustee”), between the Trustee and the Issuer, The City of Springfield, Ohio (the “Issuer”);

 

W   I   T   N   E   S   S   E   T   H :

 

Background .  Pursuant to a Bond Ordinance adopted by The City of Springfield, Ohio (the “Issuer”) and the Indenture, the Issuer expects to issue its:

 

(i)                                      $6,610,000 The City of Springfield, Ohio First Mortgage Revenue Series 2012 Bonds (Eaglewood Property Holdings, LLC Project), Tax Exempt Series 2012A (the “Series 2012A Bonds”); and

 

(ii)                                   $620,000 The City of Springfield, Ohio First Mortgage Revenue Series 2012 Bonds (Eaglewood Property Holdings, LLC Project), Taxable Series 2012B (the “Series 2012B”) (the Series 2012A Bonds and Series 2012B Bonds being collectively referred to as the “Series 2012 Bonds”).

 

The Issuer will use the proceeds from the sale of the Series 2012 Bonds to finance a project (the “Project”) for the benefit of Eaglewood Property Holdings, LLC, a Georgia limited liability company (the “Borrower”), consisting of: (i) financing the costs of acquiring a 80-unit assisted living facility located at 3001 Middle Urbana Road in Springfield, Ohio (the “Facility”), with a twenty percent (20%) set aside for low to moderate income earners, (ii) providing certain initial deposits into the funds and account established under the Indenture, including a Debt Service Reserve Fund for the Series 2012 Bonds, with the Trustee; and (iii) paying certain costs related to the issuance of the Series 2012 Bonds.

 

The Borrower will be required to make all of its payment obligations (the “Loan Payments”) pursuant to a Loan Agreement, dated as of April 12, 2012 (the “Loan Agreement”), directly to the Trustee in such amounts as will enable the Trustee to pay, when due, the principal of, premium if any, and interest on, the Series 2012 Bonds and all other amounts, fees, penalties, premiums, and certain additional payments, adjustments, expenses, counsel fees and other payments due pursuant to the terms of the Indenture.  The source of funds available to the Borrower

 



 

to make the Loan Payments will, inter alia , be the revenues generated by the operation of the Facility (the “Gross Revenues”).

 

As security for the Series 2012 Bonds, the Issuer will, pursuant to the Indenture, (i) assign to the Trustee (subject to Permitted Encumbrances) a first lien on and security interest in all of the land, buildings and other improvements that constitute the Facility, and (ii) assign to the Trustee all of the Issuer’s rights under the Loan Agreement (except for certain “Reserved Rights” of the Issuer), but including all of its rights to collect and receive the Loan Payments thereunder.  In addition, the Borrower will execute an Open-End Mortgage, Assignment of Leases and Rents and Security Agreement, dated as of April 12, 2012 (the “Security Agreement”), creating a lien and security interest in all of its right, title and interest in and to the Facility, and in the Gross Revenues and all of its other personal property now or hereafter located in the Facility.

 

In order to (i) enhance the marketability of the Series 2012 Bonds, the underwriter of the Series 2012 Bonds (the “Underwriter”) has requested that the Guarantor execute and deliver this Agreement; and (ii) induce the Issuer to issue the Series 2012 Bonds, the Issuer has requested that the Guarantor execute and deliver this Agreement, and the Guarantor is willing to do so.

 

NOW, THEREFORE, in consideration of the premises, and for other good and valuable consideration, the receipt of which is acknowledged by the Guarantor hereby, and as an inducement to the Issuer to issue the Series 2012 Bonds and the purchasers of the Series 2012 Bonds to purchase the same, the Guarantor, intending to be legally bound, hereby agrees as follows:

 

Section 1.   Representations and Warranties .

 

1.01.                         The Guarantor represents and warrants that the Guarantor has all requisite power and authority to execute and deliver this Agreement, that such execution and delivery has been duly authorized by or on behalf of the Guarantor, and that this Agreement constitutes the valid, binding and enforceable obligation of the Guarantor.

 

1.02.                         The Guarantor further represents and warrants that neither the execution and delivery of this Agreement, the consummation of the transactions contemplated hereby nor the fulfillment of or compliance with the terms or conditions of this Agreement conflicts with or results in a breach of any of the terms, conditions or provisions of the Guarantor’s articles of incorporation or bylaws, or any agreement or instrument to which the Guarantor is a party or by which Guarantor’s property is bound.

 

1.03.                         The Guarantor further represents and warrants that it is are affiliated with the Borrower, and that the sale of the Series 2012 Bonds and the execution and delivery of this Agreement will result in direct and material financial benefits to the Guarantor.

 

Section 2.   Covenants and Guaranties .

 

2.01.                         The Guarantor hereby absolutely and unconditionally guarantees to the Issuer, for its own benefit, and to the Trustee, for the benefit of the holders of the Series 2012

 

2



 

Bonds, all of the obligations of the Borrower under the Loan Agreement, including specifically, but without limitation, the obligation to make payments from time to time to the Trustee in amounts sufficient for the Trustee to pay, as and when due, all principal of, premium if any, and interest on, the Series 2012 Bonds and all additional payments required thereunder.  The Guarantor hereby further absolutely and unconditionally (i) guarantees to the Trustee that if, on or at any time after the fifteenth (15th) day next preceding that date on which a payment on account of the principal of or interest on the Series 2012 Bonds shall be due and payable (each such payment being herein called a “Bond Payment”, and the date on which the same shall be due and payable being herein called a “Bond Payment Date”), the Trustee shall notify the Guarantor (a) that there are insufficient funds in the interest account of the Bond Fund for the Series 2012 Bonds, or the principal account of the Bond Fund for the Series 2012 Bonds, as the case may be (both established under the Indenture), to make such Bond Payment, and (b) the amount of such insufficiency (the “Bond Payment Shortfall”), the Guarantor will, no later than the fifth (5th) day next preceding the Bond Payment Date referenced in the aforesaid notification, pay over, or cause to be paid over, to the Trustee, in immediately available funds, for deposit into the aforesaid interest account for the Series 2012 Bonds, or the aforesaid principal account for the Series 2012 Bonds, as the case may be, monies equal to the Bond Payment Shortfall; and (ii) guarantees to the Issuer that if the Issuer shall notify the Guarantor that it has not been paid any amount due to it under the Loan Agreement, the Guarantor will, no later than the tenth (10th) day thereafter pay over, or cause to be paid over, to the Issuer monies equal to the amount due.

 

2.02.                         The Guarantor agrees that payments required of it by the provisions of Paragraph 2.01 hereof shall be made prior to any withdrawal by the Trustee of funds now or hereafter on deposit in any debt service reserve fund for the Series 2012 Bonds that has been established, or hereafter may be established, under the Indenture.

 

2.03.                         The Guarantor further agrees with the Trustee that the Guarantor will pay all expenses and charges (including court costs and reasonable attorneys’ fees) paid or incurred by the Issuer and the Trustee in enforcing the obligations of the Guarantor under this Agreement, whether the same shall be enforced by suit or otherwise.

 

2.04.                         The obligations of the Guarantor under this Agreement shall be continuing, absolute and unconditional, and shall not be affected, modified or impaired upon the happening from time to time of any event, including, without limitation, any of the following, whether or not with notice to or the consent of the Guarantor:

 

(a)                                   The compromise, settlement, release or termination of any of the obligations, covenants or agreements of the Issuer, the Trustee, the Borrower, the Guarantor, or the Underwriter (collectively, the “Transaction Parties”) under this Agreement or any of the documents relating to the Series 2012 Bonds (collectively, the “Transaction Documents”);

 

(b)                                  The failure to give notice to the Guarantor of the occurrence of a default under the terms and provisions of this Agreement or any of the other Transaction Documents, except as specifically provided in this Agreement;

 

(c)                                   The surrender or impairment of any collateral held by any

 

3



 

Transaction Party for any obligation guaranteed hereby, or for the Series 2012 Bonds;

 

(d)                                  The waiver of the payment, performance or observance by any Transaction Party of any of its obligations, covenants or agreements contained in any of the Transaction Documents;

 

(e)                                   The extension of the time for payment of any amount owing or payable under any of the Transaction Documents, or of the time for performance of any other obligation, covenant or agreement under or arising out of any of the Transaction Documents, or the extension or the renewal of any thereof;

 

(f)                                     The modification or amendment (whether material or otherwise) of any obligation, covenant or agreement set forth in any of the Transaction Documents;

 

(g)                                  Any failure, omission, delay or lack on the part of any Transaction Party to enforce, assert or exercise any right, power or remedy conferred with respect to any other Transaction Party by any of the Transaction Documents;

 

(h)                                  The voluntary or involuntary liquidation, dissolution, partition, sale or other disposition of all or substantially all of the assets, marshalling of assets and liabilities, receivership, insolvency, bankruptcy, assignment for the benefit of creditors, reorganization, arrangement, composition with creditors or readjustment of, or other similar proceedings affecting, any Transaction Party, or any of the assets of any of them, or any allegation or contest of the validity of this Agreement or any of the other Transaction Documents in any proceeding; or

 

(i)                                      The invalidity, irregularity, illegality or unenforceability or any defect in (i) any of the Transaction Documents or (ii) any collateral security for any obligation contained therein.

 

2.05.                         No set-off, counterclaims, reductions, or diminution of obligation, or any defense of any kind or nature which the Guarantor has or may have against any other Transaction Party shall affect, modify or impair the Guarantor’s obligations hereunder.  Nothing in this Agreement shall be interpreted or construed as a waiver by the Guarantor of any rights or claims the Guarantor may have against any other Transaction Party, or any third party under this Agreement or otherwise, but any recovery upon such rights and claims shall be had from such persons by virtue of the Guarantor’s independent action, it being the intent of this Agreement that the Guarantor shall be unconditionally and absolutely obligated to perform fully all of its obligations, agreements and covenants under this Agreement without set-off.

 

2.06.                         If the Guarantor shall fail to make any payment required of it hereunder, the Trustee, in its sole discretion, shall have the right to proceed first and directly against the Guarantor under this Agreement without being required to proceed against or exhaust any other remedies which it may have and without resorting to any other security then held by it.

 

2.07.                         Upon any payment by the Guarantor pursuant to Paragraph 2.01 hereof, the Guarantor shall be subrogated to the Issuer or the Trustee, as applicable, in respect of, and shall be

 

4



 

deemed an assignee of, the Issuer’s or the Trustee’s right, as applicable (and all remedies in respect of such right) to commence proceedings against the Borrower to collect the amount of the Bond Payment Shortfall or amount due the Issuer (together with interest thereon at the per annum rate of eleven percent (11%)) that relates to such payment made by the Guarantor, but such commencement and collection of any such amount by the Guarantor shall be subject to the provisions of Paragraph 2.08 hereof.

 

2.08.                         The repayment to the Guarantor of any amounts paid by it pursuant to the provisions of this Agreement is, and at all times and in all events and circumstances shall be, subject, junior and subordinate to the prior payment in full of all principal and premium (if any) of, and interest on, the Series 2012 Bonds.  The Guarantor may not commence proceedings against the Borrower or the Facility to collect any amounts owed it pursuant to the provisions of Paragraph 2.07 hereof until (i) the entire principal amount of the Series 2012 Bonds, together with all interest accrued thereon and premium, if any, payable in connection therewith, and all amounts due to the Issuer shall have been paid in full, or (ii) the Trustee shall have commenced proceeding against the Borrower or the Facility to collect any such principal, interest or premium, and all amounts due to the Issuer have been paid, whichever shall first occur.  For the purposes of this Agreement all references to the “principal amount of the Series 2012 Bonds” and other phrases of similar import shall mean and include not only the Series 2012 Bonds themselves, but all other indebtedness, if any, incurred to refund, repay or otherwise replace any of the Series 2012 Bonds.

 

2.09.                         The Guarantor hereby expressly waives notice in writing, or otherwise, from the Issuer and the Trustee of their acceptance and reliance on this Agreement.

 

2.10.                         This Agreement is entered into by the Guarantor for the benefit of the Trustee (as trustee for the holders of the Series 2012 Bonds), and their successors and assigns, and the Issuer and the Trustee shall be entitled to enforce performance and observance of this Agreement and of the guaranty and other provisions herein contained to the same extent as if they were signatories hereto.

 

2.11.                         The terms of this Agreement may be enforced as to any one or more breaches either separately or cumulatively.

 

Section 3.   Extent of Liability; Suspension; Termination .

 

3.01.                         The obligations of the Guarantor hereunder shall be with full recourse against the Guarantor, and the maximum liability of the Guarantor hereunder shall equal the aggregate of: (a) the sum of (i) the unpaid principal amount of the Series 2012 Bonds, plus (ii) all premium, if any, payable in respect of such principal amount, plus (iii) all interest accrued or to accrue, from time to time, in respect of such principal amount; plus (b) all amounts for which the Guarantor may become obligated pursuant to the provisions of Paragraph 2.01 hereof with respect to the Issuer and Paragraph 2.03 hereof.

 

3.02.                         At such time as there no longer shall be outstanding any principal amount of the Series 2012 Bonds, nor premium payable in respect thereof, nor any interest accrued thereon, and no amounts are owed to the Issuer, and thereafter a period of one full year shall have passed

 

5



 

without any proceeding under the Bankruptcy Code or any law of the United States or of any state relating to insolvency, receivership, or debt adjustment, having been instituted by or against the Borrower or the Guarantor, this Agreement shall terminate, and the Guarantor shall have no further liability hereunder.

 

Section 4.   Amendments, Remedies .

 

4.01.                         No amendment, change, modification, alteration or termination of any of the Transaction Documents shall be made which would in any way increase the burden of the Guarantor’s obligations under this Agreement without obtaining the prior written consent of the Guarantor.

 

4.02.                         Without the prior written consent of the Underwriter and the Issuer, which may not be unreasonably withheld, the Guarantor may not assign any of its obligations hereunder to any other person or entity.  Subject to the limitations of the preceding sentence, each of the Issuer, the Trustee and the Underwriter may assign its rights and obligations hereunder to any successor in interest.

 

4.03.                         No remedy herein conferred upon or reserved to the Issuer or the Trustee hereunder or under any applicable law is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute.  No delay or omission to exercise any right or power accruing upon any default, omission or failure of performance hereunder shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient.  In order to entitle the Issuer or the Trustee to exercise any remedy reserved to it in this Agreement, it shall not be necessary to give any notice, other than such notice as may be herein expressly required.  If any provision contained in this Agreement should be breached by any party and thereafter duly waived by the other party so empowered to act, such waiver shall be limited to the particular breach so waived at that particular time, and shall not be deemed to waive such breach at any other time or any other breach hereunder at any time.  No amendment, release or modification of this Agreement shall be established by conduct, custom or course of dealing, but solely by an instrument in writing duly executed by the parties thereunto duly authorized by this Agreement.

 

Section 5.   Miscellaneous .

 

5.01.                         This Agreement and the rights and obligations of the parties hereto (including third party beneficiaries) shall be governed, construed and interpreted according to the laws of the State of Ohio.

 

5.02.                         This Agreement constitutes the entire agreement of the Transaction Parties with regard to the subject matter hereof, and this Agreement may be executed in several counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.

 

6



 

5.03.                         If any provision of this Agreement shall be held or deemed to be or shall, in fact, be inoperative or unenforceable as applied in any particular case in any jurisdiction or jurisdictions or in all jurisdictions, or in all cases because it conflicts with any other provision or provisions hereof or any Constitution or statute or rule of public policy, or for any other reason, such circumstances shall not have the effect of rendering the provision in question inoperative or unenforceable in any other case or circumstance, or of rendering any other provision or provisions herein contained invalid, inoperative, or unenforceable to any extent whatever.

 

5.04.                         This Agreement may be amended only by a written agreement signed by the Issuer, the Trustee and the Guarantor.

 

5.05.                         References herein to attorney’s fees shall be deemed to include attorney’s fees through all proceedings, including, but not limited to, negotiations, administrative hearings, trials, and appeals.

 

5.06.                         All notices or other communications to be given under this Agreement shall be in writing, shall be sent by certified mail, postage pre-paid and return receipt requested, to the applicable address set forth in the heading of this Agreement (or to any other address as the Guarantor, the Trustee or the Underwriter may, from time to time, elect by the giving of such notice), and shall be deemed given when delivered to such address.

 

IN WITNESS WHEREOF, intending to be bound hereby, the Guarantor has executed this Agreement as of the date and year first above written.

 

 

 

ADCARE HEALTH SYSTEMS, INC.

 

 

 

 

By:

/s/ Christopher F. Brogdon

 

Vice-Chairman and Chief Acquisition Officer

 

7


Exhibit 10.20

 

LAND USE RESTRICTION AGREEMENT

 

by and between

 

BOKF, NA DBA BANK OF OKLAHOMA

the Trustee,

 

and

 

EAGLEWOOD PROPERTY HOLDINGS, LLC

the Borrower

 

Pertaining to

 

$6,610,000 The City of Springfield, Ohio

 First Mortgage Revenue Bonds Tax Exempt Series 2012A

 (Eaglewood Property Holdings, LLC Project)

 

Dated as of April 12, 2012

 

The interest of The City of Springfield, Ohio in this Land Use Restriction Agreement and all amounts receivable hereunder (except the rights of The City of Springfield, Ohio to receive notices, to give consents, notices and approvals, and to enforce all of its express rights hereunder, without limiting the obligations of the Trustee with respect thereto) has been assigned to BOKF, NA dba Bank of Oklahoma as Trustee under the Trust Indenture, dated as of April 12, 2012, by The City of Springfield, Ohio.

 



 

TABLE OF CONTENTS

 

 

 

Page

ARTICLE 1   DEFINITIONS

1

Section 1.1.

Definitions

1

Section 1.2.

Interpretation

3

ARTICLE 2   BOND PROCEEDS AND ADDITIONAL BORROWER CONTRIBUTIONS

 

Section 2.1.

Prohibition on Transfer Without Trustee Consent

3

ARTICLE 3   SPECIAL COVENANTS OFBORROWER

 

Section 3.1.

Residential Rental Property

3

Section 3.2.

Low or Moderate Income Tenants

5

Section 3.3.

Covenant of Borrower Regarding Tax-Exempt Status of the Bonds

7

Section 3.4.

Covenant of Trustee Regarding Tax-Exempt Status of the Bonds

8

Section 3.5.

Borrower To Maintain Its Existence

8

Section 3.6.

Borrower to Remain Qualified in State and Appoint Agent

8

Section 3.7.

Covenants To Run With the Land

8

ARTICLE 4   EVENTS OF DEFAULT AND REMEDIES

 

Section 4.1.

Events of Default

8

Section 4.2.

Remedies for Failure to Perform

9

Section 4.3.

Discontinuance of Proceedings

10

Section 4.4.

Remedies Cumulative

10

ARTICLE 5   MISCELLANEOUS

 

Section 5.1.

Notices

10

Section 5.2.

Concerning Successors and Assigns

11

Section 5.3.

Governing Law

11

Section 5.4.

Amendments; Waivers

11

Section 5.5.

Further Assurances and Corrective Instruments

12

Section 5.6.

Captions

12

Section 5.7

Severability

12

Section 5.8.

Counterparts

12

Section 5.9.

Effective Date and Term

12

Section 5.10.

No Liability of Officers

13

Section 5.11.

Recording and Filing

13

Section 5.12.

Modification of Tax Covenants

13

Section 5.13.

Burden and Benefit

13

Section 5.14.

Uniformity; Common Plan

14

Section 5.15.

Notice of Noncompliance

14

Section 5.16.

Reliance; Compliance

14

Section 5.17.

Survival of Covenants

15

EXHIBIT A   CERTIFICATE OF CONTINUING PROGRAM COMPLIANCE

1

EXHIBIT B   TENANT INCOME CERTIFICATE

1

EXHIBIT C   DESCRIPTION OF LAND

1

 

ii



 

LAND USE RESTRICTION AGREEMENT

 

THIS LAND USE RESTRICTION AGREEMENT (this “Restriction Agreement”) is dated as of April 12, 2012, by and between BOKF, NA DBA BANK OF OKLAHOMA, Tulsa, Oklahoma (the “Trustee”) and EAGLEWOOD PROPERTY HOLDINGS, LLC , a Georgia limited liability company (together with its successors and assigns permitted hereunder, the “Borrower”).

 

W I T N E S S E T H :

 

WHEREAS, pursuant to Section 133.51 of the Ohio Revised Code and other applicable provision of the law as amended, or any successor statute, as amended (collectively, the “Act”); and the Bond Ordinance adopted by the The City of Springfield, Ohio (the “Issuer”) on March 27, 2012 (the “Ordinance”) the Issuer authorized the issuance of its Revenue Bonds (Eaglewood Property Holdings, LLC Project), Series 2012A (the “Bonds”); and

 

WHEREAS , the Bonds will be issued pursuant to the Act, the Ordinance and a Trust Indenture, dated as of April12, 2012 (the “Indenture”), between the Issuer and the Trustee; and

 

WHEREAS , the Issuer will apply the proceeds from the sale of the Bonds to: (i) financing the costs of acquiring and renovating a 80-unit assisted living facility located at 3001 Middle Urbana Road in Springfield, Ohio (the “Facility”), with a twenty percent (20%) set aside for low to moderate income earners, (ii) providing certain initial deposits into the funds and account established under the Indenture, including a Debt Service Reserve Fund for the 2012 Bonds, with the Trustee; and (iii) paying certain costs related to the issuance of the 2012 Bonds (collectively, the “Project”); and

 

WHEREAS, the Facility will be occupied at least partially by Low or Moderate Income Tenants (as defined below);

 

NOW, THEREFORE, for and in consideration of the mutual covenants and representations hereinafter contained, the parties hereto agree as follows:

 

ARTICLE 1

DEFINITIONS

 

Section 1.1.                                 Definitions .  All words and phrases defined in the Indenture shall have the same meanings for the purposes of this Restriction Agreement.  In addition to the words and terms defined elsewhere herein, the following words and phrases shall have the following meanings:

 



 

“Bonds” means the $6,610,000 The City of Springfield, Ohio First Mortgage Healthcare Facility Revenue Bonds (Eaglewood Property Holdings, LLC Project), Tax Exempt Series 2012A.

 

“Code” means the Internal Revenue Code of 1986, as amended.  Reference herein to any specific provision of the Code shall be deemed to include any successor provision of the Code to the extent such successor provision is applicable to the Bonds.

 

“Event of Default” means any event described as an event of default in Section 4.1 hereof and which has continued beyond any applicable notice or grace period.

 

“Facility” means the 80-unit assisted living facility located at 3001 Middle Urbana Road in Springfield, Ohio.

 

“Income Certification” means each of the tenant income certificates which the Borrower is required to obtain prior to the commencement of occupancy by such Low or Moderate Income Tenant from, and thereafter to request annually from, each Low or Moderate Income Tenant in accordance with the requirements of Section 3.2 of this Restriction Agreement and set forth in Exhibit B hereto.

 

“Land” means the real property described in Exhibit C attached hereto.

 

“Low or Moderate Income Tenants” means persons and families within the meaning of the term “individuals of low or moderate income,” as used in Treasury Regulation §1.103-8(b)(8)(v) and as modified by Proposed Treasury Regulations 1.103-8(b)(8)(v), i.e., individuals or families having income and as determined under Section 142(d) of the Code, which are equal to or less than the income limit for a “very low income” family of the same size, as determined by the Department of Housing and Urban Development for the City of Springfield, Ohio PMSA under section 8 of the United States Housing Act of 1937.

 

“Permitted Encumbrances” means those certain Permitted Encumbrances defined in the Agreement.

 

“Qualified Bond Counsel” means an attorney or firm of attorneys selected by the Trustee and of nationally recognized standing with respect to the issuance of bonds by states and their political subdivisions, duly admitted to the practice of law before the highest court of any state of the United States of America.

 

“Qualified Project Period” means, with respect to the Facility, that period, beginning on the first day following the date of issuance of the Bonds on which at least 10% of the units in the Facility are first occupied, and ending on the latest of (i) the date which is fifteen years after the date on which at least 50% of the units in the Facility are first occupied, (ii) the first day on which no tax-exempt private activity bond issued with respect to the Project is outstanding, or (iii) the date on which any assistance provided with respect to the Facility under Section 8 of the United States Housing Act of 1937 terminates.

 

2



 

“Regulations” means the regulations promulgated or proposed by the United States Department of the Treasury pursuant to the Internal Revenue Code of 1986 or the Code, as amended from time to time.

 

“Security Agreement” means the Open-End Mortgage, Assignment of Leases and Rents and Security Agreement of the Issuer in favor of the Trustee and joined in by the Borrower, dated as of April12, 2012, securing the obligations of the Issuer under the Indenture, as such Mortgage is from time to time amended and supplemented.

 

“State” means the State of Ohio.

 

The terms “herein,” “hereunder,” “hereby,” “hereto,” “hereof” and any similar terms refer to this Restriction Agreement; the term “heretofore” means before the date of execution of this Restriction Agreement; and the term “hereafter” means after the date of execution of this Restriction Agreement.

 

Section 1.2.                                 Interpretation.   Words imparting any gender include all genders.  Words importing the singular form shall include the plural and vice versa, unless the context shall otherwise indicate.  Words importing persons include firms, partnerships, joint ventures, associations, corporations and other legal entities.  References to Articles, Sections and other subdivisions of this Restriction Agreement are the Articles, Sections and other subdivisions of this Restriction Agreement.  Reference to “this Article”, “this Section”, “this subsection”, or “this paragraph” shall refer to the particular Article, Section, subsection or paragraph in which the reference appears.

 

ARTICLE 2

BOND PROCEEDS AND ADDITIONAL BORROWER CONTRIBUTIONS

 

Section 2.1.                                 Prohibition on Transfer Without Trustee Consent. The Borrower shall not sell, encumber (except for Permitted Encumbrances) or otherwise transfer the Facility, the rents or revenues therefrom or any part thereof without the prior written consent of the Trustee pursuant to the provisions of this Restriction Agreement; provided that the Trustee hereby consents to the leasing of the Facility to residential and allowable commercial tenants in accordance with the requirements hereof.

 

ARTICLE 3

SPECIAL COVENANTS OF BORROWER

 

Section 3.1.                                 Residential Rental Property.   The Borrower hereby acknowledges and agrees that the Facility is to be owned, managed and operated as a project for “residential rental property” as such term is referred to in Section 142(d) of the Code.  To that end, the Borrower hereby makes the following representations and warranties and, until the expiration of the Qualified Project Period, the following covenants:

 

3



 

(a)                                   The Facility will be acquired, renovated and equipped for the purpose of providing multifamily residential rental property.  The entire Facility shall be owned by the Borrower for federal income tax purposes.  The Facility shall be owned, managed and operated as a multifamily residential rental property comprised of a building or structure or several buildings or structures, together with any functionally related and subordinate facilities and no other facilities, in accordance with Section 142(d) of the Code and Sections 1.103-8(b) and 1.103-8(a)(4) of the Regulations, and in accordance with such requirements as may be imposed thereby on the Facility from time to time.

 

(b)                                  Once available for occupancy, each unit in the Facility has been and will be held available for rental on a continuous basis at all times during the Qualified Project Period.

 

(c)                                   The Facility is and will be comprised of similarly constructed dwelling units, each of which contains and shall contain separate and complete facilities for living, sleeping, eating, cooking and sanitation for a single person or a family, including a living area, a sleeping area, bathing and sanitation facilities and cooking facilities equipped with a cooking range, refrigerator and sink, but may be served by centrally located equipment such as heating and air conditioning.

 

(d)                                  Neither the Facility nor any of the residential units in the Facility will at any time be used on a transient basis, and no portion of the Facility has been or shall be used as a hotel, motel, dormitory, fraternity house, sorority house, rooming house, hospital, nursing home, sanitarium, rest home or trailer park or court.  Prior to commencing occupancy in any unit in the Facility each tenant shall execute a written lease which shall be for a term of at least six (6) months.

 

(e)                                   Subject, in all events, to the occupancy requirements of Section 3.2 hereof, all of the units will be rented or available for rent on a continuous basis to members of the general public, and the Borrower will not give preference to any particular class or group in renting the dwelling units in the Facility, except to the extent necessary to ensure the Low or Moderate Income Tenants will have equal access to and enjoyment of all common facilities of the Facility; provided, however, that an insubstantial number of dwelling units in the Facility may be occupied by maintenance, security or managerial employees of the Borrower or its property manager, which employees are reasonably necessary for operation of the Facility.  The Facility is and shall be located entirely within the territorial boundaries of Springfield, Ohio.  Any functionally related and subordinate facilities (e.g., parking areas, swimming pool, tennis courts, etc.) which are included as part of the Facility will be made available to all tenants on an equal basis.  Fees will only be charged with respect to the use thereof if the charging of fees is customary for the use of such facilities at similar residential rental properties in the surrounding area.  In any event, any fees charged will not be discriminatory or exclusionary as to the Low or Moderate Income Tenants.

 

(f)                                     The Facility is and shall be located on a single tract of land or on two (2) or more contiguous tracts of land, and all of the buildings, structures and facilities which are part of the Facility do and shall comprise a single geographically and functionally integrated project for

 

4



 

residential rental property, as evidenced by the ownership, management, accounting and operation of the Facility.  The Facility does and shall consist of one or more discrete edifices or other man-made construction, each consisting of an independent foundation, outer walls and roof, all of which are and will be owned by the same person for federal tax purposes,  located on a common tract of land or two (2) or more tracts of land which are contiguous except for being separated by a road, street, stream or other similar property, and financed by the Lease or otherwise pursuant to a common plan of financing, and which will consist entirely of:

 

(i)                                      Units which are similar in quality and type of construction and amenities; and

 

(ii)                                   Facilities functionally related and subordinate in purpose and size to property described in (i) above, e.g., parking areas, laundries, swimming pools, tennis courts and other recreational facilities (none of which may be unavailable to any person because such person is a Low or Moderate Income Tenant) and other facilities which are reasonably required for the Facility, e.g., heating and cooling equipment, trash disposal equipment or units for residential managers or maintenance personnel.

 

(g)                                  The Borrower has no present plan, nor does there exist any contractual arrangement, formal or informal, to convert the Facility to any use other than use as residential rental property.

 

(h)                                  No part of the Facility has been or will at any time be owned or used by a cooperative housing corporation.

 

(i)                                      The Facility does not and will not include a unit in a building where all units in such building are not also included in the Facility.

 

(j)                                      Units occupied by Low and Moderate Income Tenants will be reasonably interspersed throughout the Facility.

 

Section 3.2.                                 Low or Moderate Income Tenants .  To the end of satisfying the requirements of Section 142(d) of the Code, the Borrower hereby represents and warrants as follows, and agrees and covenants as follows:

 

(a)                                   At all times during the Qualified Project Period, at least 20% of the completed dwelling units in the Facility will be occupied or made available for occupancy by Low or Moderate Income Tenants, provided however, that during the initial rent-up period (i.e, the period commencing with the date on which at least 10% of the dwelling units are first occupied until the time each of the dwelling units has been occupied at some time) at least 20% of the occupied dwelling units must be occupied by Low or Moderate Income Tenants.  For purposes of complying with these requirements, any dwelling unit occupied by an individual or family who is a Low or Moderate Income Tenant at the commencement of occupancy shall continue to be treated as if occupied by a Low or Moderate Income Tenant even though such individual or family subsequently ceases to be a Low or Moderate Income Tenant. However, the preceding

 

5



 

sentence shall cease to apply to any resident whose income under the most recent determination exceeds 140% of the applicable income limit if after such determination, but before the next determination, any unit of comparable or smaller size in the Facility is occupied by a new resident whose income exceeds the applicable income limit. Moreover, if a unit is vacated by an individual or family who qualified as a Low or Moderate Income Tenant, such dwelling unit shall be treated as occupied by a Low or Moderate Income Tenant until reoccupied (other than for a temporary period of not more than 31 days) at which time the character of the unit shall be redetermined.  The Borrower will advise the Trustee in writing of the leasing of units to Low or Moderate Income Tenants and any revision thereof.  The units so leased shall have substantially the same equipment and amenities as the other units in the Facility.  All dwelling units will be occupied by or held available for rental only to members of the general public, without regard to race, creed, religion, national origin or sex.

 

(b)                                  The Borrower shall obtain from each Low or Moderate Income Tenant, at the time of such tenant’s initial occupancy in the Facility and the Borrower shall annually request that each Low and Moderate Income Tenant deliver to it within sixty (60) days of the end of the calendar year, and maintain on file executed original sworn and notarized Income Certifications from each Low or Moderate Income Tenant dated immediately prior to the initial occupancy of such tenant in the Facility (or if obtained dated the end of such calendar year, as the case may be), in the form and containing such information as may be required by Section 142(d) of the Code (initially in the form attached as Exhibit B hereto, as the same may be from time to time amended on the advice of Qualified Bond Counsel), or in such other form and manner as may be required by the Code and the Regulations.

 

(c)                                   The Borrower shall maintain materially complete and accurate records pertaining to the dwelling units occupied or to be occupied by Low or Moderate Income Tenants, and the incomes of Low or Moderate Income Tenants residing in the Facility, and permit any duly authorized representative of the Trustee, the Issuer, the Department of the Treasury or the Internal Revenue Service to inspect the books and records of the Borrower pertaining to the incomes and the Income Certifications of Low or Moderate Income Tenants residing in the Facility upon reasonable notice and at reasonable times.

 

(d)                                  Within ten (10) days after the end of each calendar quarter, the Borrower shall render to the Trustee a compliance certificate executed by the Borrower in the form attached as Exhibit A hereto, stating, among other matters,  the dwelling units of the Facility which were occupied by Low or Moderate Income Tenants during such period, together with photocopies of all Income Certifications of Low or Moderate Income Tenants of the Facility not previously furnished to the Trustee, that it has no knowledge that any material default has occurred in the observance of its covenants contained in this Restriction Agreement, and that no event has occurred in connection with the operation of the Facility which has caused or will cause the Facility to cease to materially meet the requirements of this Restriction Agreement.  In the event the Borrower is unable to deliver such compliance certificate, the Borrower shall furnish to the Trustee in writing a detailed explanation of the reasons for such non-compliance.

 

6



 

(e)                                   The provisions of this Section shall terminate upon the expiration of the Qualified Project Period.

 

(f)                                     Monthly rental charges for units occupied or set aside for occupancy by Low or Moderate Income Tenants shall not exceed 1/12 of 30% of the income limit applicable to Low or Moderate Income Tenants or such other amount as allowed or required by law.

 

(g)                                  The distribution of units occupied or set aside for occupancy by Low or Moderate Income Tenants among different-sized units in the Facility shall reflect the same percentage distribution as the number of different sized units bears to the total number of units, provided that greater percentage of the Low or Moderate Income Tenant units than would otherwise be required may be allocated to larger units.

 

(h)                                  The Borrower shall file with the Trustee, on the first day of each month, copies of the Income Certifications specified in Section [?] hereof obtained by the Borrower during the previous month and annually within thirty (30) days of the end of each calendar year, a certificate, to the knowledge of the Borrower, representing that the provisions contained in Section hereof have been satisfied for the preceding calendar year.

 

(i)                                      The Borrower shall prepare and submit to the Trustee and the Issuer, on the first day of each quarter, the monthly rent rolls for the Facility during the previous quarter.

 

(j)                                      The Borrower agrees that it shall include as a tenant covenant within each Low or Moderate Income Tenant’s lease an obligation on the part of the tenant to furnish Income Certifications in compliance with subsection hereof.

 

(k)                                   The Borrower agrees that all tenant lists, applications, and waiting lists relating to the Facility shall at all times be kept separate and identifiable from any other business of the Borrower which is unrelated to the Facility and shall be maintained in a reasonable condition for proper audit and subject to examination during business hours upon reasonable notice by representatives of the Issuer and the Trustee.  Failure to keep such lists and applications or to make them available to the Issuer or the Trustee will be a default hereunder.

 

Section 3.3.                                 Covenant of Borrower Regarding Tax-Exempt Status of the Bonds .  The Borrower hereby represents, warrants, covenants and agrees as follows:

 

(a)                                   The Borrower will comply with the provisions of the Code applicable to the Bonds applicable to it and will not take any action or fail to take any action which would cause the interest on the Bonds to lose the exclusion from gross income under Section 103(a) of the Code.

 

(b)                                  Upon the request of the Issuer or the Trustee, the Borrower will take such action or actions as may be reasonably necessary in a Qualified Bond Counsel’s Opinion, to comply fully with all provisions of the Act and the Code which relate, and all rules, rulings, policies, procedures, Regulations or other official statements promulgated, proposed or made by the

 

7



 

Department of the Treasury under the Code which relate, to maintenance of the exclusion from gross income of interest on the Bonds.

 

(c)                                   The Borrower hereby covenants to include (by incorporation by reference or verbatim) the requirements and restrictions contained in this Restriction Agreement in any deed and other documents transferring any interest in the Facility to another to the end that such transferee has notice of, and is bound by such restrictions to the extent and for the period required thereby and to obtain the agreement from any transferee to so abide.

 

Section 3.4.                                 Covenant of Trustee Regarding Tax-Exempt Status of the Bonds .   The Trustee hereby covenants as follows:

 

(a)                                   The Trustee shall not knowingly fail to comply with the provisions of the Code applicable to the Bonds and will not knowingly take any action or knowingly fail to take any action which would cause the interest on the Bonds to lose the exclusion from gross income under Section 103(a) of the Code.

 

Section 3.5.                                 Borrower To Maintain Its Existence.  The Borrower agrees to maintain its existence as a limited liability company duly organized under the laws of the State of Georgia and qualified to transact business under the laws of the State.

 

Section 3.6.                                 Borrower to Remain Qualified in State and Appoint Agent.   If required by laws of the State, the Borrower will remain duly qualified to transact business in the State and will maintain an agent in the State on whom service of process may be made in connection with any actions against the Borrower.

 

Section 3.7.                                 Covenants To Run With the Land.   The covenants, reservations and restrictions set forth herein shall be deemed covenants running with the Land and, except as provided in Section 5.9 hereof, shall pass to and be binding upon the Borrower, its heirs, assigns and successors in title to the Land or the Facility; provided, however, that upon the termination of this Restriction Agreement in accordance with the terms hereof said covenants, reservations and restrictions shall expire.  Except as provided in Section [?] hereof, each and every contract, deed or other instrument hereafter executed covering or conveying the Land or the Facility or any portion thereof shall conclusively be held to have been executed, delivered and accepted subject to such covenants, reservations and restrictions, regardless of whether such covenants, reservations and restrictions are set forth in such contract, deed or other instrument.  If a portion or portions of the Facility are conveyed, all of such covenants, reservations and restrictions shall run to each portion of the Facility.

 

ARTICLE 4

EVENTS OF DEFAULT AND REMEDIES

 

Section 4.1.                                 Events of Default. The occurrence of any one or more of the following events shall constitute an Event of Default under this Restriction Agreement:

 

8



 

(a)                                   If notice is given to the Borrower by the Trustee or the Issuer that the Borrower has failed to comply with or to perform any of the covenants, conditions or provisions of this Restriction Agreement which apply to the Borrower, and, in any such case, the passage of thirty (30) days from the date of such notice during which time the Borrower shall be entitled to cure any such failure to comply (or such longer period of time if permitted under the Agreement or the Security Agreement thereafter grants its permission for such longer period in writing so long as the Borrower commences cure within such 30-day period and after commencement thereof diligently continues such cure to completion).  Notwithstanding the foregoing, in the case of a failure to comply with the requirements of Sections 3.1, 3.2 or 3.3 hereof, such breach shall not constitute an Event of Default if within thirty (30) days after the date of such notice the Trustee receives an opinion of Qualified Bond Counsel stating that such failure or Event of Default does not produce a material risk that interest on the Bonds will become includable in the gross income for federal income tax purposes of the recipient thereof (except respecting Bonds owned by a “substantial user” of the Facility or a “related person”), or such failure or Event of Default can be remedied with the effect of permitting the interest on the Bonds to continue to be excludable from gross income for purposes of federal income taxation and such failure or Event of Default is so remedied within the period of time determined by Qualified Bond Counsel to be necessary to permit interest on the Bonds to continue to be excludable from gross income for purposes of federal income taxation (except respecting Bonds owned by a “substantial user” of the Facility or a “related person”), and such failure or Event of Default does not cause a violation of the Act, the Indenture or the Ordinance by the Trustee.

 

Section 4.2.                                 Remedies for Failure to Perform.

 

(a)                                   Upon the occurrence of an Event of Default specified in Section 4.1 above, the Trustee may exercise one or more of the following remedies subject in all respects to the provisions relating thereto in the Indenture:

 

(i)                                      through its duly authorized agents, have access to and inspect, examine and make copies of, the books, records and accounts of the Borrower;

 

(ii)                                   upon any required court approval, assume possession and management of the Facility;

 

(iii)                                petition a court of competent jurisdiction for the appointment of a receiver to take possession of and manage and operate the Facility in conformity with the provisions of this Restriction Agreement;

 

(iv)                               take whatever action at law or in equity may appear necessary or desirable to enforce observance or performance of any covenant, condition or agreement of the Borrower under this Restriction Agreement and to collect the amounts then due and thereafter to become due consistent with the obligations of the Borrower under this Restriction Agreement; or

 

(v)                                  exercise any remedy available to the Trustee or the Issuer hereunder.

 

9



 

(b)                                  Upon the receipt of notice of noncompliance pursuant to Section 4.1 hereof, the Trustee may but need not take one or more of the following actions as it so reasonably determines to be necessary or appropriate to protect the interests of the Bondholders hereunder:

 

(i)                                      notify the Borrower that with the passage of time the noncompliance may result in an Event of Default; and

 

(ii)                                   direct the Borrower to take such steps as necessary to correct the noncompliance in a timely fashion.

 

Section 4.3.                                 Discontinuance of Proceedings.   In case any proceeding taken by the Issuer or the Trustee on account of any failure to perform under this Restriction Agreement shall have been discontinued or determined adversely to the Issuer or the Trustee, then and in every case the Issuer, the Trustee and the Borrower shall be restored to their former positions and rights hereunder, respectively, and all rights, remedies and powers of the Issuer and the Trustee shall continue as though no such proceeding had been taken, except with respect to any final and binding determination rendered in such proceeding.

 

Section 4.4.                                 Remedies Cumulative.   No remedy conferred upon or reserved to the Issuer or the Trustee by this Restriction Agreement is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Restriction Agreement or the Indenture or now or hereafter existing at law or in equity.  No delay or omission to exercise any right or power accruing upon any failure to perform under this Article shall impair any such right or power or shall be construed to be a waiver thereof.  In order to entitle the Issuer or the Trustee to exercise any remedy reserved to it in this Article, it shall not be necessary to give any notice other than as otherwise specified in this Restriction Agreement.

 

ARTICLE 5

MISCELLANEOUS

 

Section 5.1.                                 Notices.   All notices, certificates or other communications hereunder shall be sufficiently given and shall be deemed given when delivered to the addressee by registered mail, postage prepaid, addressed as follows:

 

10



 

If to the Issuer:

The City of Springfield, Ohio

 

76 E. High Street

 

Springfield, Ohio 45503

 

Attn:  Finance Director

 

 

If to the Borrower:

Eaglewood Property Holdings, LLC

 

c/o Christopher Brogdon

 

Two Buckhead Plaza

 

3050 Peachtree Road NW, Suite 355

 

Atlanta, Georgia 30305

 

 

If to the Trustee:

BOKF, NA dba Bank of Oklahoma

 

c/o Marrien Neilson

 

One Williams Center

 

Tulsa, Oklahoma 74192

 

A duplicate copy of each notice, certificate or other communication given hereunder by the Trustee or the Borrower shall also be given to the Issuer.  The parties listed above may, by notice given hereunder, designate any further or different addresses to which subsequent notices, certificates or other communications shall be sent.

 

Section 5.2.                                 Concerning Successors and Assigns.   All covenants, agreements, representations and warranties made herein and in the certificates delivered pursuant hereto shall survive the financing herein contemplated and shall continue in full force and effect so long as the obligations hereunder are outstanding.  Whenever in this Restriction Agreement any of the parties hereto is referred to, such reference shall be deemed to include the successors and assigns of such party; and all covenants, promises and agreements by or on behalf of the Borrower and the Trustee which are contained in this Restriction Agreement shall bind and inure to the benefit of their respective successors and assigns.

 

Section 5.3.                                 Governing Law.   This Restriction Agreement and the exhibits attached hereto shall be construed in accordance with and governed by the laws of the State and, where applicable, the laws of the United States of America.

 

Section 5.4.                                 Amendments; Waivers.   This Restriction Agreement may be amended only by an instrument in writing executed and acknowledged on behalf of the Trustee and the Borrower in such manner as the instrument may be recorded.  No waiver by the Trustee in any particular instance of any event of default or required performance by the Borrower and no course of conduct of the parties or failure by the Trustee to enforce or insist upon performance of any of the obligations of the Borrower under this Restriction Agreement at any time shall preclude enforcement of any of the other terms of this Restriction Agreement or the Lease thereafter.

 

Any provision of this Restriction Agreement requiring the consent or approval of the Trustee for the taking of any action or the omission of any action requires such consent by the

 

11



 

Trustee in writing signed by a fully authorized officer of the Trustee.  Any such consent or approval, unless it expressly states otherwise, is limited to the particular action or omission referred to therein and does not apply to subsequent similar actions or omissions.

 

Notwithstanding the foregoing, this Restriction Agreement shall be amended to reflect changes in Section 142(d) of the Code, the Regulations and any revenue rulings promulgated thereunder, or in the interpretation thereof.

 

Section 5.5.                                 Further Assurances and Corrective Instruments.   The Trustee and the Borrower agree that they will, from time to time, execute, acknowledge and deliver, or cause to be executed, acknowledged and delivered, such supplements hereto and such further instruments as may reasonably be required for correcting any inadequate or incorrect description of performance required by a party to this Restriction Agreement.

 

Section 5.6.                                 Captions.   The section headings contained herein are for reference purposes only and shall not in any way affect the meaning or interpretation of this Restriction Agreement.

 

Section 5.7.                                 Severability.   In the event any provision of this Restriction Agreement shall be held invalid or unenforceable by any court of competent jurisdiction, such holding shall not invalidate or render unenforceable any other provision thereof.

 

Section 5.8.                                 Counterparts.   This Restriction Agreement may be signed in any number of counterparts with the same effect as if the signatures thereto and hereto were upon the same instrument.

 

Section 5.9.                                 Effective Date and Term.   This Restriction Agreement shall become effective upon its execution and delivery by the parties hereto, shall be effective and remain in full force from the date hereof, and, subject to the provisions hereof, shall expire on the expiration of the Qualified Project Period.  Notwithstanding the preceding sentence, the Borrower’s obligations set forth herein shall expire on the later of (i) the first date on which none of the Bonds remains Outstanding, or (ii) satisfaction in full of the Lease.  Notwithstanding the foregoing, this Restriction Agreement shall automatically terminate in the event of foreclosure or transfer by deed in lieu of foreclosure, and further provided that this Restriction Agreement shall terminate in the event of any involuntary noncompliance with the provisions of this Restriction Agreement caused by fire, seizure, requisition, change in a federal law or an action of a federal agency that prevents the Trustee from enforcing the provisions hereof, or condemnation or a similar event, but only if (i) within a reasonable period thereafter, the Bonds are retired or (ii) the proceeds received as a result of such event are used to finance a development that complies with the provisions hereof and any other applicable requirements of the Code and the Regulations.  In the case of foreclosure or transfer of title by deed in lieu of foreclosure or similar event, such termination will cease to be in effect if, at any time during the remainder of the Qualified Project Period, the Borrower, any subsequent obligor under the or a “related person” (as defined in Section 147(a)(2) of the Code) obtains an ownership interest in the Facility for federal tax purposes.  Notwithstanding any other provision in this Restriction Agreement, all restrictions on

 

12



 

the operation and occupancy of the Facility contained in this Restriction Agreement which are not necessary, in the opinion of Qualified Bond Counsel, to maintain the exclusion from gross income of interest on the Bonds for purposes of federal income taxation, shall terminate when either the Bonds or the Lease has been paid in full.

 

Section 5.10.                          No Liability of Officers.   No recourse under or upon any obligation, covenant, or agreement or in any of the Bonds, or under any judgment obtained against the Trustee, or by the enforcement of any assessment or by any legal or equitable proceeding by virtue of any constitution or statute or otherwise or under any circumstances, shall be had against any incorporator, member, director or officer, as such, past, present, or future, of the Trustee, either directly or through the Trustee, or otherwise, for the payment for or to the Trustee or any receiver thereof, or for or to the holder of any Bonds, of any sum that may be due and unpaid by the Trustee upon any of the Bonds.  Any and all personal liability of every nature, whether at common law or in equity, or by statute or by constitution or otherwise, of any such incorporator, member, director or officer, as such, to respond by reason of any act or omission on his part or otherwise, for the payment for or to the Trustee or any receiver thereof, or for or to the holder of any Bonds, of any sum that may remain due and unpaid upon the Bonds or any of them, is hereby expressly waived and released as a condition of and consideration for the execution of this Restriction Agreement and the issuance of the Bonds.

 

Section 5.11.                          Recording and Filing.   The Borrower shall cause this Restriction Agreement and all amendments and supplements hereto to be recorded and filed in the conveyance and real property records of the city in which the Facility is located and in such other places as the Issuer and the Trustee may reasonably request.  The Borrower shall pay all fees and charges incurred in connection with any such recording.

 

Section 5.12.                          Modification of Tax Covenants.   To the extent any amendments, modifications or changes to the Regulations, the Code shall, in a Qualified Bond Counsel’s Opinion addressed to the Trustee and filed with the Borrower, impose requirements upon the ownership, occupancy or operation of the Facility which require observance and/or compliance to maintain the exclusion from gross income for purposes of Federal income taxation different from those imposed by the Regulations, the Code and stated herein, this Restriction Agreement shall be amended and modified in accordance with such requirements.  The parties hereto agree to execute, deliver and record, if applicable, any and all documents or instruments reasonably necessary in the opinion of and in the form approved by Qualified Bond Counsel to effectuate the intent of this Section.

 

Section 5.13.                          Burden and Benefit.   The Trustee and the Borrower hereby declare their understanding and intent that the burden of the covenants set forth herein touch and concern the Land in that the Borrower’s legal interest in the Land and the Facility is rendered less valuable thereby.  The Trustee and the Borrower hereby further declare their understanding and intent that the benefit of such covenants touch and concern the Land by enhancing and increasing the enjoyment and use of the Land and the Facility by Low or Moderate Income Tenants to the extent set forth herein, the intended beneficiaries of applicable covenants, reservations and restrictions as set forth herein, and by furnishing the public purposes for which the Bonds were

 

13



 

issued.  The provisions hereof are imposed upon and made applicable to the Land and shall run with the Land and shall be enforceable against the Borrower or any other person or entity that has or had an ownership interest in the Facility at the time of such violation or attempted violation.

 

Section 5.14.                          Uniformity; Common Plan.   The covenants, reservations and restrictions hereof shall apply uniformly, in accordance with their terms, to the entire Facility.

 

Section 5.15.                          Notice of Noncompliance.   As soon as is reasonably possible, the Borrower shall notify the Trustee and the Issuer of the existence of any situation or the occurrence of any event of which the Borrower has knowledge, the existence or occurrence of which would violate materially any of the provisions of this Restriction Agreement or cause the interest on the Bonds to lose the exclusion from gross income for purposes of federal income taxation.

 

Section 5.16.                          Reliance; Compliance.   The Trustee and the Borrower hereby recognize and agree that the representations and covenants set forth herein may be relied upon by all persons interested in the legality and validity of the Bonds and in the exclusion from gross income for federal income tax purposes of the interest on the Bonds.  In performing their duties and obligations hereunder, the Trustee may rely upon statements and certificates of the Borrower and the Low and Moderate Income Tenants and upon audits of the books and records of the Borrower pertaining to the Facility.  In addition, the Issuer and the Trustee may consult with Qualified Bond Counsel, and the opinion of such counsel shall be full and complete authorization and protection in respect of any action taken or suffered by the Trustee hereunder in good faith and in conformity with such opinion.

 

Promptly following its receipt thereof, the Trustee will review each Income Certificate and compliance certificate delivered pursuant to this Restriction Agreement in order to determine that each such document is complete and to determine that the percentage set forth in paragraph 2 of the compliance certificate is at least 20%.

 

Promptly upon determining that any report or certificate submitted to it is incomplete or that the percentage set forth in paragraph 2 of any compliance certificate is less than 20%, the Trustee shall give written notice by certified mail, return receipt requested, of such deficiency or lack of completeness to the Borrower and direct the Borrower to correct or complete the same, as the case may be, within a reasonable period of time thereafter.  If the Borrower fails to submit to the Trustee any certification required pursuant to this Restriction Agreement within forty-five (45) days of the time set forth herein, the Trustee shall immediately give written notice of that fact to the Issuer and the Borrower.  If any compliance certificate reflects that the occupancy of the Facility has ceased to meet the requirements of this Restriction Agreement that at least 20% of the units therein be “occupied” or previously occupied by Low and Moderate Income Tenants or that the Borrower has not certified on a quarterly basis to the non-occurrence of any of the events described in paragraph (3) of the compliance certificate or that the compliance certificate is incomplete, the Trustee shall immediately give written notice of such fact or facts to the Issuer and the Borrower.

 

14



 

Section 5.17.                          Survival of Covenants.   The parties hereto agree that, notwithstanding anything to the contrary contained herein, the property subject to the Security Agreement is subject to the covenants set forth in this Restriction Agreement and said property shall remain subject to such covenants now and after the acquisition of the property through foreclosure proceedings or by any other means, by Issuer as the mortgagee on the Security Agreement or any other party, to the extent necessary to preserve the tax-exempt status of the Bonds.

 

[remainder of page intentionally blank]

 

15



 

IN WITNESS WHEREOF, the Borrower hereto has executed this Land Use Restriction Agreement and caused the corporate seal of the general partner to be affixed hereto and to be attested, all as of the date first set forth above.

 

 

 

EAGLEWOOD PROPERTY HOLDINGS, LLC

 

 

 

 

(CORPORATE SEAL)

 

 

 

 

By:

/s/ Christopher F. Brogdon

 

 

Manager

 

 

STATE OF GEORGIA

)

 

) SS:

COUNTY OF FORSYTH

)

 

Before me appeared Chris Brogdon to me personally known, who being duly sworn, acknowledged himself to be the Manager of Eaglewood Property Holdings, LLC, the manager of Eaglewood Property Holdings, LLC, a Georgia limited liability company, and that he as such officer, being authorized so to do, executed the foregoing instrument for the purpose therein contained by signing his name as such officer.

 

WITNESS my hand and seal, the 10th day of April, 2012.

 

 

/s/ Kathryn M. Branigan

 

 

Notary Public

 

 

 

 

 

 

 

 

My Commission expires:  January 13, 2013

 

 

16


Exhibit 10.21

 

OPEN-END MORTGAGE, ASSIGNMENT OF
LEASES AND RENTS AND SECURITY AGREEMENT

 

from

 

EAGLEWOOD PROPERTY HOLDINGS, LLC

 

 BOKF, NA DBA BANK OF OKLAHOMA,as Trustee

 

***************************************************************************

 

Relating to:

 

$7,230,000THE CITY OFSPRINGFIELD, OHIO
FIRST MORTGAGE REVENUE BONDS
SERIES 2012
(EAGLEWOOD PROPERTY HOLDINGS, LLC PROJECT)

 

Consisting of:

 

$6,610,000 The City of Springfield, Ohio First Mortgage Revenue Bonds, Tax Exempt Series 2012A

 

$620,000 The City of Springfield, Ohio First Mortgage Revenue Bonds, Taxable Series 2012B

 

****************************************************************************

 

Dated as of April 12, 2012

 



 

TABLE OF CONTENTS

 

This Table of Contents is not a part of the Mortgage and is for convenience only. The captions herein are of no legal effect and do not vary the meaning or legal effect of any part of the Mortgage.

 

 

Page

 

 

PARTIES

1

 

 

RECITALS

1

 

 

ARTICLE I REPRESENTATIONS, WARRANTIES, COVENANTS AND AGREEMENTS OF GRANTOR

5

Section 1.01. Payment of Secured Obligations

5

Section 1.02. Title of Grantor

6

Section 1.03. Maintenance, Repair, Alterations

6

Section 1.04 Required Insurance

6

Section 1.05. Assignment of Policies Upon Foreclosure

6

Section 1.06. Subrogation; Waiver of Offset

6

Section 1.07. Actions Affecting the Mortgaged Properly

7

Section 1.09. Survival of Warranties

7

Section 1.10. Eminent Domain

7

Section 1.11. Additional Security

8

Section 1.12. Additional Indebtedness

8

Section 1.13. Successors and Assigns

8

Section 1.14. Inspections

8

Section 1.15. Liens

8

Section 1.16. Restrictions Affecting Title

9

Section 1.17. Further Assurances

9

Section 1.18. Performance of Covenants

9

Section 1.19. No Event of Default Under Lease Documents

9

Section 1.20. Rules, Regulations, Environmental Laws

9

Section 1.21. Organization; Due Authorization

11

Section 1.22. Liabilities; Compliance With Other Instruments

11

Section 1.23. Enforceability

12

Section 1.24. Pending Litigation

12

Section 1.25. Compliance with Law

12

Section 1.26. Transfer of Interests in Grantor or the Mortgaged Property

12

Section 1.27. Lease Provisions

12

Section 1.28. Assignment of Contracts

12

Section 1.29. Mortgage Tax

13

Section 1.30. Attorneys’ Fees

13

 

 

ARTICLE II GRANTEE’S POWERS

13

 

i



 

ARTICLE III ASSIGNMENT OF RENTS, ISSUES AND PROFITS

 

Section 3.01. Assignment of Rents

14

Section 3.02. Collection Upon Event of Default

14

Section 3.03. No Grantee in Possession,

14

 

 

ARTICLE IV SECURITY AGREEMENT

 

Section 4.01. Creation of Security Interest

14

Section 4.02. Warranties, Representations and Covenants of Grantor

16

 

 

ARTICLE V EVENTS OF DEFAULT AND REMEDIES UPON EVENTS OF DEFAULT

 

Section 5.01. Events of Default

16

Section 5.02. Rights of Grantee Upon Event of Default

18

Section 5.03. Remedies under Indenture and Lease Documents

21

Section 5.04. Application of Moneys; Effect of Sale

21

Section 5.05. Remedies Not Exclusive

22

 

 

ARTICLE VI MISCELLANEOUS

 

Section 6.01. Governing Law

22

Section 6.02. Waiver of Rights

22

Section 6.03. Limitation of Interest

23

Section 6.04. Statements by Grantor

23

Section 6.05. Notices

23

Section 6.06. Captions

24

Section 6.07. Invalidity of Certain Provisions; Conflicting Provisions

24

Section 6.08. Subrogation

24

Section 6.09. Governing Law

24

Section 6.10. Assignment of Grantee’s Interest

24

Section 6.11. Amendments

25

Section 6.12. Nonrecourse Obligations

25

Section 6.13. Time is of the Essence

25

Section 6.14. Future Advances

25

 

 

EXHIBIT A DESCRIPTION OF THE LAND

A-1

 

 

EXHIBIT B PERMITTED ENCUMBRANCES

B-1

 

ii



 

PARTIES

 

This OPEN-END MORTGAGE, ASSIGNMENT OF LEASES AND RENTS AND SECURITY AGREEMENT (the “Mortgage”), dated as of the twelfth day of April, 2012, is fromEaglewood Property Holdings, LLC, a Georgia limited liability company (the “Grantor”), whose address is3050 Peachtree Road NW, Suite 355, Atlanta, Georgia  30305, Atlanta, Georgia  30305, to BOKF, NA dba Bank of Oklahoma, a national banking association duly organized and existing under the laws of the United States of America and authorized to accept and execute trusts of the type contemplated by the Indenture (as herein defined), with corporate trust offices in Tulsa, Oklahoma, not in its individual capacity but as trustee under the Indenture (together with any successor trustee or co-trustee serving as such under the Indenture, the “Grantee”) whose address is 1Williams Center, Tulsa, Oklahoma 74192, Attention: Corporate Trust Department.

 

WITNESSETH:

 

RECITALS

 

WHEREAS, The City of Springfield, Ohio (the “Issuer”), a municipal corporation and political subdivision duly organized and existing under the Springfield City Charter and the Constitution and statutes of the State of Ohio, is authorized to, among other things, (i) finance assisted living facilities qualifying as housing facilities withinSpringfield, Ohio, and (ii) issue revenue bonds and notes payable from the revenues and receipts derived from such facilities; and

 

WHEREAS, the Grantor has requested the assistance of the Issuer in the acquisition of a 80-unit assisted living facility located in the City ofSpringfield, Ohio, on the land described in Exhibit Aattached hereto (the Land”); and

 

WHEREAS, after due investigation and deliberation, the Issuer has determined to assist in the financing of (1) the acquisition of the 80-unit assisted living facility located at 3001 Middle Urbana Road in Springfield, Ohio with a twenty percent (20%) set aside for low to moderate income earners; (2) the funding of various trust funds, including the Debt Service Reserve Fund, with the Trustee; and (3) the payment of certain costs related to the issuance of the Series 2012 Bonds. (the “Project”) by issuing its First Mortgage Revenue Bonds, Series 2012 (Eaglewood Property Holdings, LLC Project) in the aggregate principal amount of $7,320,000 (the “Bonds”), consisting of the Issuer’s First Mortgage Revenue Bonds, Tax Exempt Series 2012A (Eaglewood Property Holdings, LLC Project) in the principal amount of $6,610,000 (the “Series 2012A Bonds”) and the Issuer’s First Mortgage Revenue Bonds, Taxable Series 2012B (Eaglewood Property Holdings, LLC Project) in the principal amount of$620,000; and

 

WHEREAS, the Bonds are scheduled finally to mature on May 1, 2042; and

 

WHEREAS, in order to provide for the authentication and delivery of the Bonds, to establish and declare the terms and conditions upon which the Bonds are to be issued and secured and to secure the payment of the principal thereof and of the interest and premium, if any, thereon, Issuer has authorized the execution and delivery of a Trust Indenture, dated as of April

 



 

12, 2012 (the “Indenture”) with Grantee; and

 

WHEREAS, Issuer has duly entered into a Loan agreement (the “Loan  Agreement”) with Grantor specifying the terms and conditions of the lending of proceeds of the Bonds to Grantor for such purpose and the repayment by Grantor of suchloan; and

 

WHEREAS, under the Indenture, Issuer will assign all of its right, title and interest, except for certain reserved rights, under the Loan Agreement to the Grantee; and

 

WHEREAS, the amounts payable by the Grantor pursuant to the Notes are equal to the amounts payable as principal and interest on the Bonds; and

 

WHEREAS, to better secure the obligations of Grantor pursuant to the Loan Agreement, Grantor has executed and delivered to Grantee this Mortgage;

 

NOW, THEREFORE, FOR AND IN CONSIDERATION of the sum of $10.00 and other valuable considerations, the receipt and sufficiency of which are hereby acknowledged, and in order to secure the indebtedness and other obligations of Grantor hereinafter set forth, Grantor hereby specially mortgages, affects, hypothecates, grants, assigns, pledges and sets over unto and in favor of the Grantee, the following-described estate, property and interest of Grantor now or hereafter acquired, together with all cash and non-cash proceeds thereof, which may be referred to herein as the “Mortgaged Property”:

 

Land

 

The real property located in the City ofSpringfield, County of Clark, State of Ohio, described in Exhibit A attached hereto and by this reference herein incorporated;

 

Improvements

 

Any and all buildings and improvements now or hereafter erected on the Land, including, but not limited to, the fixtures, attachments, appliances, equipment, machinery, and other articles attached to such buildings and improvements (collectively, the “Improvements” and, together with the Land, the “Real Property”);

 

Rents and Derivative Interests

 

All rents, issues, profits, royalties, income and other benefits derived from the Real Property and the Personal Property (as defined below) and the operation thereof including, without limitation, all Project Revenues (as that term is defined in the Indenture) (collectively, the “Rents”); all estate, right, title and interest of Grantor in and to all leases or subleases covering the Real Property or any portion thereof now or hereafter existing or entered into, including, without limitation, all advance rentals and deposits or payments of similar nature; all right, title and interest of Grantor in and to all options to purchase or lease the Real Property or any portion thereof or interest therein, and any greater estate in the Real Property owned or hereafter acquired; all interests, estate or other claims, both in law and in equity, which Grantor now has or may hereafter acquire in the Real Property; all easements, rights-of-way and rights used in connection therewith or as a means of access thereto, and all tenements, hereditaments and appurtenances thereof and thereto, and all water rights and shares of stock evidencing the same; all right, title and interest of Grantor, now owned or hereafter acquired, in and to any land lying within the right-of-way of any street, open or proposed, adjoining the Real Property and any and all sidewalks, alleys and strips

 

2



 

and gores of land adjacent to or used in connection with the Real Property (collectively, the “Derivative Interests”);

 

Personal Property

 

All right, title and interest of Grantor in and to all tangible personal property now owned or hereafter acquired by Grantor and now or at any time hereafter located on or at the Real Property or used in connection therewith, including, but not limited to: all building materials stored on the Real Property, goods, machinery, tools, equipment (including fire sprinklers and alarm systems, air conditioning, heating and refrigerating equipment, equipment for electronic monitoring, entertainment, recreation, window or structural cleaning, maintenance, exclusion of vermin or insects, removal of dust, refuse or garbage and all other equipment of every kind), lobby and all other indoor and outdoor furniture (including tables, chairs, planters, desks, sofas, shelves, lockers and cabinets), wall beds, wall safes, furnishings, appliances (including dishwashers, garbage disposal units, refrigerators, fans, heaters, stoves, water heaters and incinerators), inventory, rugs, carpets and other floor coverings, draperies and drapery rods and brackets, awnings, window shades, venetian blinds, curtains, lamps, chandeliers and other lighting fixtures and maintenance and other supplies, other than such property owned by tenants of Grantor; together with all right, title and interest of Grantor (if any) in and to all escrow, operating reserve and cash flow accounts and the other funds established pursuant to the Indenture or any of the Loan Documents (as hereinafter defined) and in any and all other moneys and property held by Grantee pursuant to the Indenture or any of the Loan Documents (collectively, the “Personal Property” and, together with the Real Property and the Derivative Interests, the “Property”);

 

Contracts, Rights and Intangibles

 

All of Grantor’s interest in all existing and future accounts, contracts, contract rights, general intangibles, files, books of account, plans, specifications, agreements, permits, licenses and certificates necessary or desirable in connection with the acquisition, ownership, financing, leasing, rehabilitation, operation, servicing or management of the Property; all construction, service, engineering, consulting, leasing, architectural and other similar contracts of any nature (including, without limitation, those of any general contractors, subcontractors and materialmen), as such may be modified, amended or supplemented from time to time, concerning the design, rehabilitation, management, operation, occupancy, use and/or disposition of any portion of or all of the Property; all architectural drawings, plans, specifications, soil tests and reports, feasibility studies, appraisals, engineering reports and similar materials relating to any portion of or all of the Property; all payment and performance bonds or guarantees and any and all modifications and extensions thereof relating to the Property; all reserves, deferred payments, deposits, refunds, cost savings, letters of credit and payments of any kind relating to the rehabilitation, design, development, operation, occupancy, use and disposition of all or any portion of the Property, including, without limitation, any property tax rebates now owing or hereafter payable to Grantor, all of the foregoing whether now existing or entered into or obtained after the date hereof and all existing and future names under or by which the Property or any portion thereof may at any time be operated or known, all rights to carry on businessunder any such names or any variant thereof, and all existing and future telephone numbers and listings advertising and marketing materials, trademarks and good will in any way relating to the Property or any portion thereof (all of the foregoing being collectively referred to as the “Intangibles”);

 

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Claims and Awards

 

All the estate, interest, right, title, other claim or demand which Grantor now has or may hereafter acquire in the Property, Rents or Intangibles, and any and all awards made for the taking by eminent domain, or by any proceeding or purchase in lieu thereof, of the whole or any part of the Property, Rents or Intangibles, including, without limitation, any awards resulting from a change of grade of streets and awards for severance damages, and Grantor hereby authorizes, directs and empowers Grantee, at its option, on Grantor’s behalf, or on behalf of the successors or assigns of Grantor, to adjust, compromise, claim, collect and receive such proceeds and to give proper receipts and acquittances therefor; and all policies of, and proceeds resulting from, insurance relating to the Property, Rents or Intangibles, and any and all riders, amendments, renewals, supplements or extensions thereof, and all proceeds thereof (the foregoing in this paragraph to include all Extraordinary Revenues as defined in the Indenture): and

 

Proceeds

 

All of the rents, revenues, issues, profits and proceeds of any and all of the foregoing.

 

Grantor expressly declares and warrants this Mortgage to be a first lien and privilege against the Mortgaged Property priming all other liens and encumbrances, except for the Permitted Encumbrances set forth in Exhibit B hereto.

 

The Mortgaged Property is to remain so specially mortgaged, affected and hypothecated unto and in favor of said Grantee, or any future holder or holders of said Note, until the full and final payment of all indebtedness secured hereby, and the Grantor hereby binds and obligates itself not to sell, alienate or encumber said Mortgaged Property to the prejudice of this Mortgage.

 

Grantor covenants that Grantor is lawfully seized and possessed of the Mortgaged Property as aforesaid and has good right to convey the same, that the same are unencumbered except for Permitted Encumbrances set forth in Exhibit B hereto, and Grantor does warrant and will forever defend the title thereto against the claims of all persons whomsoever, except as to the matters set forth in Exhibit B;

 

THIS MORTGAGE is made under the laws of the State of Ohio and is given to secure the payment of the following indebtedness and obligations:

 

(i)                                      Payment of indebtedness evidenced by the Bonds, and all replacements, renewals, amendments, extensions, substitutions and modifications thereof;

 

(ii)                                     Payment of indebtedness evidenced by theLoan Agreement, in the principal face amount of Seven Million Three Hundred Twenty Thousand Dollars$7,320,000), with the final payment thereunder being due on or before May 1, 2042, and all replacements, renewals, amendments, extensions, substitutions and modifications thereof;

 

(iii)                                  Payment of all of the principal of and interest on any additional advances made or costs or expenses incurred by Grantee hereunder or under any of the other Loan Documents (as defined below), and all sums advanced by Grantee to protect the Mortgaged Property or the security interest created hereby;

 

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(iv)                                 Payment of all other indebtedness and performance of all other obligations and covenants of Grantor contained in any Loan Document, together with any other instrument given to evidence or further secure the payment and performance of any obligation secured hereby or thereby; and

 

(v)                                    Payment of all other sums, with interest thereon, which may hereafter be owed by Grantor or its successors or assigns pursuant to the Loan Documents to Grantee or its successors or assigns, however and whenever incurred or evidenced, whether express or implied, direct or indirect, absolute or contingent, or due or to become due, and all renewals, modifications, consolidations, replacements and extensions thereof.

 

The indebtedness and the obligations secured by this Mortgage which are described in (i) through (v) above are referred to herein as the “Secured Obligations.”

 

This Mortgage, the Loan Agreement, and any other instrument given to evidence or further secure the payment and performance of any of the several Secured Obligations are hereafter referred to as the “Loan Documents.”

 

All capitalized terms used but not otherwise defined herein shall have the meanings assigned to such terms by the Indenture.

 

SHOULD THE INDEBTEDNESS BE PAID according to the tenor and effect thereof when the same shall become due and payable, and should Grantor perform all covenants herein contained, and contained in the Loan Agreement, the Indenture, the TaxRegulatory Agreement and the Land Use Restriction Agreement (as those terms are defined in the Indenture), in a timely manner, then this Mortgage shall be canceled and surrendered

 

ARTICLE I

 

REPRESENTATIONS, WARRANTIES,
COVENANTS AND AGREEMENTS OF GRANTOR

 

Grantor hereby represents, warrants, covenants and agrees:

 

Section 1.01. Payment of Secured Obligations . Grantor hereby grants this Mortgage to secure the payment and performance when due of the Secured Obligations. The consideration received by Grantor to execute and deliver this Mortgage and the liens and security interests created herein are sufficient and will provide a direct economic benefit to Grantor.

 

Section 1.02. Title of Grantor. Grantor has, subject to the Permitted Encumbrances set forth in Exhibit B hereto, in its own right, marketable title in fee simple to the Mortgaged Property, which is free from encumbrance superior to the encumbrance of this Mortgage and has full right to grant this Mortgage.

 

Section 1.03. Maintenance, Repair, Alterations . Grantor shall: (i) keep the Mortgaged Property in good condition and repair, subject to reasonable and ordinary wear and tear; not remove, demolish or substantially alter (except such alterations as may be required by laws, ordinances or regulations or except as permitted hereunder) any of the

 

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Improvements; (ii) complete promptly and in good and workmanlike manner any building or other improvement which may be constructed on the Property and promptly restore in like manner any Improvement which may be damaged or destroyed thereon, and pay when due all claims for labor performed and materials furnished therefor; (iii) comply with all laws, ordinances, regulations, covenants, conditions and restrictions now or hereafter affecting the Mortgaged Property or any part thereof or requiring any alterations or improvements; (iv) not commit or permit any waste or deterioration of the Mortgaged Property; (v) keep and maintain abutting grounds, sidewalks, roads, parking and landscape areas within the Real Property in good and neat order and repair; and (vi) not commit, suffer or permit any act to be done in or upon the Mortgaged Property in violation of any law, ordinance or regulation.

 

Section 1.04 Required Insurance. Grantor shall provide, maintain and keep at all times in force the policies of insurance required by Article VI of the Loan Agreement.

 

Section 1.05. Assignment of Policies Upon Foreclosure . In the event of the foreclosure of this Mortgage or other transfer of title to the Mortgaged Property, or any part thereof, by non-judicial foreclosure sale or deed in lieu of foreclosure, the purchaser of the Mortgaged Property, or such part thereof, shall succeed to all of Grantor’s rights, including any rights to unexpired insurance and unearned or returnable premiums, in and to allinsurance policies required by Section 1.04, subject to limitations on assignment of blanket policies and limited to such rights as relate to the Mortgaged Property or such part thereof If Grantee acquires title to the Mortgaged Property, or any part thereof, in any manner, it shall thereupon (as between Grantor and Grantee) become the sole and absolute owner of the insurance policies and all proceeds payable thereunder with respect to the Mortgaged Property, or such part thereof, required by Section 1.04, with the sole right to collect and retain all unearned or returnable premiums thereon with respect to the Mortgaged Property, or such part thereof, if any.

 

Section  1.06. Subrogation; Waiver of Offset.

 

(a)                                       Grantor waives any and all right to claim or recover against Grantee, its officers, employees, agents and representatives, for loss of or damage to Grantor, the Mortgaged Property, Grantor’s property or the property of others under Grantor’s control from any cause insured against or required to be insured against by the provisions of this Mortgage to the extent so insured or required to be so insured.

 

(b)                                    All sums payable by Grantor hereunder shall be paid without notice, demand, counterclaim, setoff, deduction or defense and without abatement, suspension, deferment, diminution or reduction, and the Secured Obligations of Grantor hereunder shall in no way be released, discharged or otherwise affected by reason of: (1) any damage to or destruction of or any condemnation or similar taking of the Mortgaged Property or any part thereof; (ii) any restriction or prevention of or interference with any use of the Mortgaged Property or any part thereof; (iii) any title defect or encumbrance or any eviction from the Mortgaged Property or any part thereof by title paramount or otherwise; (iv) any bankruptcy, insolvency, reorganization, composition, adjustment, dissolution, liquidation or other like proceeding relating to Grantor, or any action taken with respect to this Mortgage by any trustee or receiver of Grantor, or by any court, in any such proceeding; or (v) any other occurrence whatsoever, whether similar or dissimilar to the foregoing; whether or not Grantor shall have notice or knowledge of any of the foregoing. To the extent permitted by law, Grantor waives all rights now or hereafter conferred by statute or otherwise to any abatement, suspension, deferment, diminution or reduction of any Secured Obligation.

 

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Section 1.07. Actions Affecting the Mortgaged Property . Grantor shall appear in and contest any action or proceeding purporting to affect the title of Grantor in the Mortgaged Property or security hereof or the rights or powers of Grantee, and Grantor shall pay all costs and expenses, including costs of evidence of title and attorneys’ fees, in any such action or proceeding in which Grantee may appear.

 

Section 1.08. Actions by Grantee to Preserve the Mortgaged Property. Should Grantor fall to make any payment or to do any act as and in the manner provided in this Mortgage, Grantee, in its sole discretion, without obligation to do so and without notice to or demand upon Grantor and without releasing Grantor from any Secured Obligation, may make or do the same in such manner and to such extent as Grantee may deem necessary to protect the security hereof. In connection therewith (without limiting its general powers), Grantee shall have and is hereby given the right, but not the obligation: (i) to enter upon and take possession of the Mortgaged Property; (ii) to direct Grantor to terminate any management agent and to employ such management agent as Grantee may determine, provided that such termination shall not subject Grantor to a claim for breach of contract; (iii) to make additions, alterations, repairs and improvements to the Mortgaged Property which it may consider necessary or proper to keep the Mortgaged Property in good condition and repair; (iv) to appear and participate in any action or proceeding affecting or which may affect the security hereof or the rights or powers of Grantee; (v) to pay, purchase, contest or compromise any encumbrance, claim, charge, lien or debt which, in the judgment of Grantee, may affect or appears to affect the security of this Mortgage or be prior or superior hereto; or (vi) in exercising such powers, to pay necessaryexpenses, including employment of counsel or other necessary or desirable consultants. Grantor shall, immediately upon demand therefor by Grantee, pay all costs and expenses incurred by Grantee in connection with the exercise by Grantee of the foregoing rights, including, without limitation, costs of evidence of title, court costs, appraisals, surveys and attorneys’ fees.

 

Section 1.09. Survival of Warranties . Grantor shall fully and faithfully satisfy and perform the Secured Obligations. All representations, warranties and covenants of Grantor contained herein shall remain continuing obligations, warranties and representations of Grantor during any time when any portion of the obligations secured by this Mortgage remain outstanding.

 

Section 1.10. Eminent Domain . Should the Mortgaged Property, or any part thereof or interest therein, be taken or damaged by reason of any public improvement or condemnation proceeding, or in any other manner (“Condemnation”), or should Grantor receive any notice or other information regarding such proceeding, Grantor shall give prompt written notice thereof to Grantee. Grantee may participate in any such Condemnation proceedings, and Grantor shall from time to time deliver to Grantee all instruments requested by Grantee to permit such participation. Grantor shall, at its expense, diligently prosecute any such proceedings and shall consult with Grantee and its attorneys and experts and cooperate with them in the carrying on or defense of any such proceedings. All proceeds of Condemnation awards or proceeds of sale in lieu of Condemnation with respect to the Mortgaged Property and all judgments, decrees and awards for injury or damage to the Mortgaged Property or any part thereof of interest therein shall be applied as provided in Section 6.4 and 6.5 of the Loan Agreement and Section 5.16 of the Indenture.

 

Grantor hereby assigns and transfers to Grantee, and agrees to execute such further assignments of, all such proceeds, judgments, decrees and awards as Grantee may

 

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request. Grantee is hereby authorized, in the name of Grantor, to execute and deliver valid acquittances for, and to appeal from, any such judgment, decree or award. Grantee shall not be, in any event or circumstance, liable or responsible for failure to collect or exercise diligence in the collection of any proceeds, judgments, decrees or awards.

 

Section 1.11. Additional Security . In the event Grantee at any time holds additional security for any of the Secured Obligations, it may enforce the sale thereof or otherwise realize upon the same, at its option, either before, concurrently with or after any sale is made hereunder.

 

Section 1.12. Additional Indebtedness. Subject to Permitted Encumbrances, Grantor shall not further encumber the Mortgaged Property or any portion thereof (including, without limitation, secured transactions under the UCC) without the prior written consent of Grantee, which consent may be given only in accordance with the provisions of the Indenture and the Loan Agreement.

 

Section 1.13. Successors and Assigns . This Mortgage applies to, inures to the benefit of and binds all parties hereto, their successors and assigns. The covenants and agreements of Grantor contained herein shall apply to and be binding upon any successor owner of the Mortgaged Property or any part thereof.

 

Section 1.14. Inspections . Grantee, or its agents, representatives or workmen, are authorized to enter at any reasonable time upon or in any part of the Mortgaged Property for the purpose of inspecting the same and all books, records and documents relating thereto, and for the purpose of performing any of the acts it is authorized to perform under the terms of any of the Loan Documents.

 

Section 1.15. Liens . Except for Permitted Encumbrances, Grantor shall pay and promptly discharge, at Grantor’s cost and expense, all liens, encumbrances and charges upon the Mortgaged Property, or any part thereof or interest therein. Grantor shall have the right to contest in good faith the validity of any such lien, encumbrance or charge, provided Grantor shall first deposit with Grantee a bond in an amount as required by law or other security satisfactory to Grantee in such amounts as Grantee shall require but not more than 150% of the amount of the claim plus costs (including attorneys’ fees) and interest and provided further that Grantor shall thereafter diligently proceed to cause such lien, encumbrance or charge to be removed and discharged. If Grantor shall fail so to discharge any such lien, encumbrance or charge, then in addition to any other right or remedy of Grantee, Grantee may, but shall not be obligated to, discharge the same, either (a) by paying the amount claimed to be due, or (b) by procuring the discharge of such lien, either, by (i) depositing in court a bond in the amount claimed or (ii) otherwise giving security for such claim, or (c) in such other manner as is or may be prescribed by law. Any cost incurred by Grantee in connection with any such payment or discharge shall be secured hereby and shall be immediately due and payable without notice or demand.

 

Section 1.16. Restrictions Affecting Title. Grantor shall perform when due all obligations required to be performed by Grantor by the provisions of any agreement affecting title to the Mortgaged Property.

 

Section 1.17. Further Assurances . Grantor shall take all action and do all things which it is authorized by law to take and do, and cooperate with Grantee as Grantee deems

 

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necessary or desirable, to insure the release of all encumbrances against the Mortgaged Property, except Permitted Encumbrances, existing prior to the date hereof

 

So long as any Secured Obligation shall remain unpaid or unperformed, Grantor shall execute, acknowledge, where appropriate, and deliver from time to time promptly at the request of Grantee all such instruments and documents as in the opinion of Grantee are necessary or desirable to preserve the first priority security title created by this Mortgage.

 

Section 1.18. Performance of Covenants . Grantor shall faithfully perform at all times any and all covenants, undertakings, stipulations and provisions contained in the Loan Documents and in all of its proceedings pertaining to this Mortgage.

 

Section 1.19. No Event of Default Under Loan Documents . Grantor agrees to notify Grantee immediately in writing of any default by Grantor in the performance or observance of any covenant, agreement, representation, warranty or obligation of Grantor set forth in this Mortgage. Grantor shall also notify Grantee in writing of any event or condition which with the lapse of time or the giving of notice would constitute an Event of Default.

 

Section 1.20. Rules, Regulations, Environmental Laws . Grantor represents, warrants and covenants, to the best of its knowledge and belief:

 

(a)That that the location, construction, occupancy, operation and use of the Mortgaged Property do not violate any applicable law, statute, ordinance, rule, regulation, order or determination of any governmental authority or any board of fire underwriters (or other body exercising similar functions), or any restrictive covenant or deed restriction (recorded or otherwise) affecting the Mortgaged Property, including, without limitation, all applicable zoning ordinances and building codes, flood disaster laws and health and environmental laws and regulations (hereinafter sometimes collectively called “Applicable Regulations” );

 

(b)                        that the Mortgaged Property and Grantor are not in violation of or subject to any existing, pending or threatened investigation or inquiry by any governmental authority or to any remedial obligations under any Applicable Regulations pertaining to health or the environment (hereinafter sometimes collectively called “Applicable Environmental Laws”), including, without limitation, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (“CERCLA”) and the Resource Conservation and Recovery Act of 1976 (“RCRA”), as the same may be amended from time to time, and this representation and warranty would continue to be true and correct following disclosure to the applicable governmental authorities of all relevant facts, conditions and circumstances, if any, pertaining to the Mortgaged Property. If any such investigation or inquiry is subsequently initiated, Grantor will promptly notify Grantee;

 

(c)                         that Grantor has not obtained and is not required to obtain any permits, licenses or similar authorizations to construct, occupy, operate or use any buildings, improvements, fixtures and equipment forming a part of the Mortgaged Property by reason of any Applicable Environmental Laws;

 

(d)                      that Grantor has taken all reasonable steps to determine and has determined to its reasonable satisfaction that no hazardous substances or solid wastes have been disposed of or otherwise released on or about the Mortgaged Property except for items commonly used in the

 

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operation and maintenance of similar properties which were used in compliance with Applicable Environmental Laws;

 

(e)                       that the Mortgaged Property does not contain asbestos, urea-formaldehyde foam insulation or any other chemical, material or substance exposure to which may or could pose a health hazard, whether or not the substance is prohibited, limited or regulated by any governmental authority;that the use which Grantor makes or intends to make of the Mortgaged Property will not result in the manufacturing, treatment, refining, transportation, generation, storage, disposal or other release or presence of any hazardous substance or solid waste on or to the Mortgaged Property except for items commonly used in operation and maintenance of similar properties which were used in compliance with Applicable Environmental Laws. For purposes of this Section 1.20, the terms “hazardous substance” and “release” shall have the meanings specified in CERCLA, and the terms “solid waste”and “disposal” (or “disposed”) shall have the meanings specified in RCRA; provided, in the event either CERCLA or RCRA is amended so as to broaden the meaning of any term defined thereby, such broader meaning shall apply subsequent to the effective date of such amendment, and provided, further, to the extent that the laws of the state where the Property is located establish a meaning for “hazardous substance,” “release,” “solid waste” or “disposal” which is broader than that specified in either CERCLA or RCRA, such broader meaning shall apply; provided, further, that the term “hazardous substance” shall also include those listed in the U.S. Department of Transportation Table (49 C.F.R. 172.101) and amendments thereto from time to time;

 

(g)                      that Grantor shall promptly notify Grantee of any violation or alleged violation of any Applicable Environmental Laws of which Grantor receives written notice or otherwise becomes aware;

 

(h)                      that Grantor shall indemnify and hold harmless Grantee from and against any and all liabilities, damages, claims, losses, judgments, causes of action, costs and expenses (including the reasonable fees and expenses of counsel) which may be incurred by Grantee, or threatened against Grantee, relating to or arising out of the generation, storage, manufacturing, refining, releasing, transportation, treatment, disposal or other presence of any hazardous substances on or about the Mortgaged Property;

 

(i)                                    that notwithstanding anything to the contrary contained in this Mortgageor  the obligations of Grantor under Section 1.20(h) above will survive (a) satisfaction of all terms and conditions to be performed by or on behalf of Grantor under this Mortgage or the Loan Agreement; (b) cancellation of this Mortgage; (c) any assumption of Grantor’s obligations under this Mortgage by a successor to Grantor (whether or not Grantee approved such assumption and whether or not Grantor was released from liability under this Mortgage); (d) conveyance of title to all or any portion of the Mortgaged Property to any third party, and subsequent reconveyance of all or any portion of the Mortgaged Property by any such third party to subsequent transferees; and (e) conveyance of title to the Mortgaged Property to Grantee through process of foreclosure or by conveyance in lieu of foreclosure of this Mortgage; provided however, that Grantor will not be liable for damages resulting from matters that may be the subject of the foregoing indemnity which are determined by final judicial or administrative action (after all available appeals have been taken or waived) to have been introduced to the Mortgaged Property from and after the date upon which Grantee takes possession of the Mortgaged Property pursuant to an order of receivership, foreclosure or deed in lieu of foreclosure; provided, however, that the obligations of Grantor hereunder will finally cease and terminate upon the final expiration

 

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of any applicable status of limitation of actions as to any potential matter that may be the subject of the foregoing indemnity; and

 

(j)                                    that the obligations of Grantor under this Section 1.20 are separate and distinct from the remaining obligations of Grantor under this Mortgage.  The provisions of this Section 1.20 may be enforced by Grantee without regard to any other rights and remedies Grantee may have against Grantor under this Mortgage and without regard to any limitations on Grantee’s recourse as may be provided in this Mortgage; provided, however, that a default by Grantor under this Section 1.20 will constitute an Event of Default under this Mortgage.  Enforcement of this Section 1.20 will not be deemed to constitute an action for recovery of Grantor’s indebted ness under this Mortgage nor for recovery of a deficiency judgment against Grantor following foreclosure of this Mortgage.  Grantor expressly and specially agrees that Grantee may bring and prosecute a separate action or actions against Grantor under this Section 1.20 whether or not Grantee has brought an action against Grantor under the remaining provision so this Mortgage.

 

Section 1.21. Organization; Due Authorization . Grantor is a limited liability company duly organized, validly existing and in full force and effect under the laws of the State of Ohio and has the requisite power, authority and legal right to carry on the business conducted by it and to engage in the transactions contemplated by the Loan Documents to which it is a party. The execution and delivery of the Loan Documents to which it is a party and the performance and observance of the provisions thereof have all been authorized by all necessary actions of Grantor.

 

Section 1.22. Liabilities; Compliance With Other Instruments. Grantor has no liabilities except those hereunder and those otherwise contemplated or permitted by this Mortgage and the other Loan Documents to which it is a party, none of which are delinquent. Grantor is not in default (i) in the payment of any taxes levied or assessed against it or its assets, (ii) under any applicable statute, rule, order or regulation of any governmental authority, (iii) under this Mortgage or any of the other Loan Documents to which it is a party or (iv) under any other agreement to which it is a party or by which it or any of its properties are bound.

 

Neither the execution and delivery of this Mortgage or any of the other Loan Documents to which Grantor is a party, nor the consummation of the transaction herein or therein contemplated nor compliance with the terms and provisions hereof or thereof, conflicts with or results or will result in a breach of any of the terms, conditions or provisions of the operating agreement of Grantor, any law, order, rule, regulation, writ, injunction or decree of any court or governmental authority, or any agreement or instrument to which Grantor is a party or by which it or any of its properties are bound, or constitutes or will constitute a default thereunder, or result or will result in the creation or imposition of any lien or encumbrance of any nature whatsoever upon any of its property or assets pursuant to the terms of any such agreement or instrument except the liens and encumbrances created or permitted by the Lease Documents to which it is a party.

 

Section 1.23. Enforceability. This Mortgage and each of the other Loan Documents to which Grantor is a party have been duly executed and delivered by Grantor and constitute valid and binding obligations of Grantor enforceable in accordance with their respective terms, except as the enforceability (but not the validity thereof) may be limited by bankruptcy, insolvency, reorganization, moratorium and other similar laws affecting the enforcement of

 

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creditors’ rights generally.

 

Section 1.24. Pending Litigation . There are no proceedings pending or, to the knowledge of Grantor threatened, against or affecting Grantor in any court or before anygovernmental authority or arbitration board or tribunal which if adversely determined would materially and adversely affect the properties, business, prospects, profits or condition (financial or otherwise) of Grantor or the right or ability of Grantor to enter into the Lease Documents to which it is a party, and if any such proceedings are subsequently initiated or threatened then Grantor will promptly provide written notice to Grantee. Grantor is not in default with respect to any order of any court or governmental authority or arbitration board or tribunal.

 

Section 1.25. Compliance with Law . Grantor is in substantial compliance with all laws, ordinances, governmental rules or regulations to which it is subject, including, without limitation, the Occupational Safety and Health Act of 1970, the Employee Retirement Income Security Act of 1974, the Americans with Disabilities Act of 1990, and all laws, ordinances, governmental rules or regulations relating to environmental protection, the violation of which would materially and adversely affect the properties, business prospects, profits or condition (financial or otherwise) of Grantor.

 

Section 1.26. Transfer of Interests in Grantor or the Mortgaged Properly . Grantor shall not, by operation of law or otherwise, sell, convey, alienate, transfer, mortgage, encumber or assign ownership or control of all or any part of the Mortgaged Property or any interest therein, except as provided in Section 5.2 of the Loan Agreement.

 

Section 1.27. Lease Provisions . Any lease (other than leases with tenants of dwelling units in the Project) of all or any part of the Mortgaged Property by Grantor permitted under this Mortgage shall contain a provision obligating such lessee to enter into a subordination, attornment and nondisturbance agreement with Grantee, in form and substance satisfactory to Grantee.

 

Section 1.28. Assignment of Contracts . in addition to any other grant, transfer or assignment effectuated hereby, without in any manner limiting the generality of the grants in Article I hereof, Grantor shall assign to Grantee, as security for the indebtedness secured hereby, Grantor’s interest in all agreements, contracts, leases, licenses and permits affecting the Property in any manner whatsoever, including, without limitation, any construction contracts, architectural contracts, engineering contracts, plans and specifications, payment and performance bonds, completion bonds and other materials related to development and construction of the Improvements, such assignments to be made, if so requested by Grantee, by instruments in form satisfactory to Grantee; but no such assignment shall be construed as a consent by Grantee to any agreement, contract, license or permit so assigned, or to impose upon Grantee any obligations with respect thereto.

 

Section 1.29 Mortgage Tax .   In the event of the passage, after the date of this Mortgage, of any law, order, rule or regulation in any manner changing or modifying the laws now in force governing the taxation of deeds to secure debt or security agreements, or debts secured thereby, or the manner of collection thereof, the indebtedness secured hereby shall immediately become due and payable at the option of Grantee (which option Grantee may elect only if the indebtedness evidenced by the Loan Agreement is subject to acceleration pursuant to the terms thereof ) provided, however, that such election by Grantee shall be ineffective if such law either (a( shall not impose a tax upon Grantee or increase any tax now payable by Grantee or (b) shall impose a tax upon Grantee or increase any tax now payable by Grantee and prior to the due date:  (i) Grantor is permitted by law

 

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and can become legally obligated to pay such tax or the increased portion thereof (in addition to all interest, additional interest and other charges payable hereunder and under the other Loan Documents without exceeding the applicable limited imposed by the usury laws of the State of Ohio); (ii) Grantor does pay such tax or increased portion;’ and (iii) Grantor Agrees with Grantee in writing to pay, or reimburse Grantee for the payment of, any such tax or increased portion thereof when thereafter levied or assessed against the Mortgaged Property or any portion thereof.  The obligations of Grantor under such agreement shall be secured hereby.

 

Section 1.30 Attorneys’ Fees .   Upon election of either Grantee or Grantor so to do, employment of an attorney is authorized, and Grantor agrees to pay all reasonable attorneys’ fees, costs and expenses in connection with any action and/or action (including the cost of evidence or search of title) which may be brought for the foreclosure of this Mortgage, and/or for possession of the Mortgaged Property or any portion thereof, and/or for the appointment of a receiver, and/or for the enforcement of any covenant or right in this Mortgage contained as hereinafter provided, which payment by Grantor shall be secured hereby.

 

ARTICLE II

 

GRANTEE’S POWERS

 

At any time, or from time to time, without liability therefor, Grantee, without affecting the personal liability, if any, of any person for payment of the Secured Obligations or the effect of this Mortgage upon the remainder of the Mortgaged Property, may from time to time without notice and subject to the requirements of the Indenture, the Loan Agreement and the Land Use Restriction Agreement (i) release any part of the Mortgaged Property, (ii) consent in writing to the making of any map or plat thereof, (iii) join in granting any easement thereon, (iv) join in any extension agreement or any agreement subordinating the lien or charge hereof, (v) release any person so liable, (vi) grant other indulgences, (vii) take or release any other or additional security for any obligation herein mentioned, (viii) make compositions or other arrangements with debtors in relation thereto, or (ix) advance additional funds to protect the security hereof and pay or discharge the Secured Obligations of Grantor hereunder, and all amounts so advanced shall be secured hereby and shall be due and payable upon demand by Grantee.

 

ARTICLE III

 

ASSIGNMENT OF RENTS, ISSUES AND PROFITS

 

Section 3.01. Assignment of Rents. Grantor hereby absolutely assigns and transfers to Grantee all the rents, issues and profits of the Mortgaged Property (including, without limitation, the Rents), and hereby gives to and confers upon Grantee the right, power and authority to collect such rents, issues and profits.  Grantor irrevocable appoints Grantee its true and lawful attorney-in-fact, at the option of Grantee at any time and from time to time, to take possession and control of the Mortgaged Property and to demand, receive and enforce payment, to give receipts, released and satisfaction, and to sue, in the name of Grantor or Grantee, for all such rents, issues and profits and apply the same to the Secured Obligations; provided, however, that Grantor shall, subject to the requirements of the Loan Agreement, have a revocable license to possess and control the Mortgaged Property and to collect such rent, issues and profits (but not more than one month in advance) prior to or at any time there is not an Event of Default under any of the Lease Documents.  The foregoing assignment or rents, issues and profits of the Mortgaged Property is intended to and does constitute a present and absolute assignment from Grantor to Grantee, and not merely the passing of a collateral security interest.

 

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Section 3.02.  Collection Upon Event of Default .  Upon any Event of Default under any of the Loan Documents, Grantee may, at any time without notice, either in person, by agent or by a receiver appointed by a court, and without regard to the adequacy of any security for the Secured Obligations, enter upon and take possession of the Mortgaged Property, or any part thereof, and in its own name sue for or otherwise collect such rents, issues and profits, including those past due and unpaid, and apply the same, less costs and expenses of operation and collection, including attorney’s fees, upon any Secured Obligations, and in such order as Grantee may determine.  The collection of such rents, issues and profits, or the entering upon and taking possession of the Mortgaged Property, or the application thereof as aforesaid, shall not cure or waive any default or notice of default hereunder or invalidate any act done in response to such default or pursuant to such notice of default

 

Section 3.03.  No Grantee in Possession .   The foregoing assignment of rents, issues and profits will not be deemed or construed to constitute Grantee as a mortgagee in possession of the Mortgaged Property nor to obligate Grantee to take any action or to incur expenses or perform or discharge any obligation, duty or liability of Grantor under any lease, or for the control, care, management, or repair of the Mortgaged Property nor will it operate to make Grantee responsible or liable for any waste committed on Mortgaged Property by the tenants or any other parties or for any dangerous or defective condition of the Premises, or for any act or omission relating to the management, upkeep, repair or control of the Mortgaged Property that results in loss or injury or death to any person.

 

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ARTICLE IV

SECURITY AGREEMENT

 

Section 4.01. Creation of Security Interest. This Mortgage is hereby made and declared to be a security agreement encumbering each and every item of personal property included herein as a part of the Mortgaged Property (referred to in this Article IV as the “Personalty”), in compliance with the provisions of the Uniform Commercial Code (the “UCC”). Grantor by executing and delivering this Mortgage has granted and hereby grants to Grantee, as security for the Secured Obligations, a security interest in the Personalty. The remedies for any Event of Default with respect to the covenants, terms and conditions of the security agreement contained in this Mortgage shall be as prescribed herein, or as prescribed by general law, or as prescribed by the UCC, all at Grantee’s election in the discretion of Grantee. After occurrence of an Event of Default for which no cure period is provided under the Loan Documents or which is not cured within the cure period applicable thereto, upon request or demand by Grantee, Grantor shall at its expense assemble all of the Personalty with respect to which such request or demand is made, and make the same available to Grantee at a convenient place upon the Land (or within Improvements upon the Land, as may be appropriate for the protection of such Personalty) acceptable to Grantee. Any notice of sale, disposition or other action by Grantee with respect to the Personalty sent to Grantor in accordance with the provisions hereof relating to communications at least ten (10) days prior to such action shall constitute adequate and reasonable notice to Grantor of such action. Grantor and Grantee agree that all property used in connection with the production of income from the Mortgaged Property or adapted for use therein or which is described or reflected in this Mortgage, is, and at all times and for all purposes and in all proceedings, legal or equitable, shall be, regarded as part of the real estate mortgaged hereunderand that the filing of any financing statement or statements in therecords normally having to do with personal property shall not in any way affect such agreement; provided, however, that Grantee may determine in its discretion that certain items of such property constitute personal property and are subject to remedies available with respect to personal property. The mention in any financing statement or statements of rights in and to (a) the proceeds of any insurance policy, or (b) any award in eminent domain proceedings for a taking or for loss of value, or (c) any payment for damage to or losses associated with the Mortgaged Property, or (d) Grantor’s interest as lessor in any present or future lease or rights to income growing out of the use and/or occupancy of the Mortgaged Property shall not in any way limit any of the rights of Grantee as determined by this Mortgage or affect the priority of Grantee’s security interest granted hereby or by any other recorded document, it being understood and agreed that such mention in such financing statement or statements is solely for the protection of Grantee in the event any court shall at any time hold with respect thereto, that notice of Grantee’s priority of interest, to be effective against all persons or against a particular class of persons, must be filed in the UCC records. Except with respect to rental payments and security deposits to the extent specifically provided herein to the contrary, Grantee shall have the right of possession of all cash, securities, instruments, negotiable instruments, documents, certificates and any other evidences of cash or other property or evidences of rights to cash or other property which are now or hereafter a part of the Mortgaged Property, and Grantor shall promptly deliver the same to Grantee without further notice from Grantee. Grantor hereby irrevocably agrees that Grantee may, at the option of Grantee, give notice from time to time to any one or more persons or entities who may have or owe or be expected thereafter to have orowe any payment or other property of any nature which is or may become a part of the

 

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Mortgaged Property, of the security interest of Grantee therein or of the right, if any, of Grantee to possession thereof; and, where Grantee has such a right of possession, Grantee may demand of such persons or entities delivery of any such payment or other property directly to Grantee. If Grantee shall at its option so request, Grantor will join in any such notices with Grantee. The names of the “Debtor” and the “Secured Party” (which are Grantor and Grantee, respectively), the address of the “Secured Party” from which information concerning the security interest may be obtained, and the address of “Debtor,” are as set forth in Section 6.05, hereof; and a statement indicating the types, or describing the items, of collateral is set forth hereinabove. Grantor agrees to furnish Grantee with notice of any change in the name, identity, corporate structure, residence, principal place of business, employer’s identification number or mailing address of Grantor within ten (10) days of the effective date of any such change.

 

Section 4.02. Warranties, Representations and Covenants of Grantor . Grantor hereby warrants, represents and covenants, with respect to the Personalty, as follows:

 

(a)            except for the security interest granted hereby, Grantor is, and as to any of the Personalty to be acquired after the date hereof will be, the sole owner of the Personalty, free from any adverse lien, security interest, encumbrance or adverse claims thereon of any kind whatsoever except for Permitted Encumbrances. Grantor will notify Grantee of, and will defend the Personalty against, all prohibited claims and demands of all persons at any time claiming the same or any interest therein;

 

(b)       Grantor will not lease, sell, convey or in any manner transfer the Personalty (except Personalty transferred in the ordinary course of business and replaced by Personalty of a similar nature and having at least the same value as the Personalty replaced) without the prior written consent of Grantee;

 

(c)            the Personalty is not used or bought for personal or family purposes;

 

(d)            the Personal Property will be kept on or at the Real Property and Grantor will not remove the Personal Property from the Real Property without the prior written consent of Grantee, except such portions or items of Personal Property which are consumed or worn out in ordinary usage, all of which shall be promptly replaced by Grantor with new items of equal or greater quality; and

 

(e)            all covenants and obligations of Grantor contained herein relating to the Mortgaged Property shall be deemed to apply to the Personalty to the extent applicable whether or not expressly referred to herein.

 

ARTICLE V

EVENTS OF DEFAULT

AND REMEDIES UPON EVENTS OF DEFAULT

 

Section 5.01. Events of Default . Any one or more of the following events shall be deemed an Event of Default hereunder:

 

(a)           failure by Grantor to pay when due (i) any payment of principal of or interest on the Bonds or (ii) any other sum secured hereby or due hereunder or under any other Loan Document;

 

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(b)          failure by Grantor to punctually perform or observe any covenant or agreement contained in this Mortgage (other than the monetary obligations described in paragraph (a) above) and such failure shall not have been cured within 30 days after written notice from Grantee of such failure provided, however, that (A) there shall be no grace or notice period applicable to any such default which in the reasonable judgment of Grantee is willfully and knowingly committed, and (B) in the case of any such default which is susceptible of cure but not within the applicable time period, provided any delay in exercising Grantee’s remedies hereunder beyond such applicable time period could not have a material adverse effect on the lien upon the Mortgaged Property or the value of the security provided thereby, no Event of Default shall be deemed to occur so long as Grantor promptly commences to cure such default within the applicable time period and thereafter diligently and continuously pursues such cure to completion within 180 days;

 

(c)           the occurrence of a default or an event of default under any Loan Document (other than this Mortgage);

 

(d)           Grantor shall file a voluntary petition in bankruptcy or shall be adjudicated a bankrupt or insolvent, or shall file any petition or answer seeking or acquiescing in any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any present or future federal, state or other statute, law or regulation relating to bankruptcy, insolvency or other relief for debtors; or shall seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator of Grantor or of all or any part of the Mortgaged Property, or of any or all of the royalties, revenues, rents, issues or profits thereof, or shall make any general assignment for the benefit of creditors, or shall admit in writing its inability to pay its debts generally as they become due;

 

(e)           a court of competent jurisdiction shall enter an order, judgment or decree approving a petition filed against Grantor seeking any reorganization, dissolution or similar relief under any present or future federal, state or other statute, law or regulation relating to bankruptcy, insolvency or other relief for debtors, and such order, judgment or decree shall remain unvacated and unstayed for an aggregate of 60 days (whether or not consecutive) from the first date of entry thereof; or any trustee, receiver or liquidator of Grantor or of all or any part of the Mortgaged Property, or of any or all of the royalties, revenues, rents, issues or profits thereof, shall be appointed, without the consent or acquiescence of Grantor and such appointment shall remainunvacated and unstayed for an aggregate of 60 days (whether or not consecutive);

 

(f)           a writ of execution or attachment or any similar process shall be issued or levied against all or any part of or interest in the Mortgaged Property, or any judgment involving monetary damages shall be entered against Grantor which shall become a lien on the Mortgaged Property or any portion thereof or interest therein and such execution, attachment or similar process or judgment is not released, bonded, satisfied, vacated or stayed within 60 days after its entry or levy;

 

(g)          any suit or proceeding shall be filed against Grantor or an endorser, suretyor guarantor of Grantor on any of the Loan Documents which, if adversely determined, could substantially impair the ability of Grantor or any endorser, surety or guarantor of Grantor to perform any of their obligations contained in the Loan Documents, as determined by Grantee in its sole and absolute discretion;

 

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(h)          if, during the term of the Loan Agreement secured by this Mortgage, Grantor shallwithout the prior written approval of Grantee (except as provided in Section 1.26 hereof and in Section 5.2 of the Loan Agreement) sell, convey, alienate, mortgage or encumber the Mortgaged Property or any part thereof or any interest therein except for Permitted Encumbrances or shall be divested of its title or any interest therein, in any manner, whether voluntarily or involuntarily, or if there is any merger, consolidation or dissolution affecting Grantor or if there is a transfer of a majority interest in Grantor in a series of transactions or a single transaction;

 

(i)           any assignment by Grantor of the whole or any part of the Rents to anyperson without the consent of Grantee or if, without such consent, Grantor shall otherwise further encumber the Mortgaged Property or any portion thereof (including, without limitation, secured transactions under the UCC) except in connection with Permitted Encumbrances or as permitted by Section 1.26 hereof; or

 

(3)          at any time, any representation, warranty or statement made by Grantor in any Loan Document or certificate delivered by Grantor shall be incorrect or misleading in any material respect, or any material misrepresentation shall at any time be made to Grantee by Grantor.

 

Section 5.02 . Rights of Grantee Upon Event of Default. Upon the occurrence of an Event of Default, Grantee may, at Grantee’s sole option exercised in Grantee’s sole discretion, pursue any one or more of the following remedies provided, however, that Grantee may not accelerate the indebtedness secured hereby unless directed or permitted to redeem the Bonds pursuant to the Indenture or the Loan Agreement and provided further that, Grantee shall have the power to decline to exercise any right granted under this Mortgage which, in the sole discretion of Grantee, based upon written advice by its counsel, may cause Grantee to incur corporate or personal liability under any environmental law:

 

(a)        Acceleration; Foreclosure. Grantee shall have the right, at its sole option, to accelerate the maturity and demand immediate payment in full of all or any portion ofthe Secured Obligations. Grantee shall then have the right to commence appropriate foreclosure proceedings against the Mortgaged Property and against Grantor’s rights as provided in this Mortgage.

 

(b)        Foreclosure of Mortgaged Property. In the event of any sale under this Mortgage pursuant to any order in any judicial proceeding or otherwise, the Mortgaged Property may be sold as an entirety or in separate parcels and in such manner or order as Grantee in its discretion may elect, and if Grantee so elects, Grantee may sell the personal property covered by this Mortgage at one or more separate sales in any manner permitted by the UCC, and one or more exercises of the powers herein granted shall not extinguish nor exhaust such powers, until the entire Mortgaged Property is sold or the Secured Obligations are paid in full. Grantee may, at its option, sell the Mortgaged Property subject to the rights of any tenants of the Mortgaged Property, and the failure to make any such tenants parties to any foreclosure proceedings and to foreclose their rights will not be asserted by Grantor to be a defense to any proceedings instituted by Grantee to collect the Secured Obligations. If the Secured Obligations are now or hereafter further secured by any chattel mortgages, pledges, contracts of guaranty, assignments of lease or other security instruments, Grantee may at its option exhaust the remedies granted under any of said security either concurrently or independently, and in such order as Grantee may determine in its discretion. Upon any foreclosure sale, Grantee may bid for and purchase the Mortgaged Property and shall be entitled to apply all or any part of the Secured Obligations as a credit to the purchase

 

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price. In the event of any such foreclosure sale by Grantee, Grantor shall be deemed a tenant holding over and shall forthwith deliver possession to the purchaser or purchasers at such sale or be summarily dispossessed according to provisions of law applicable to tenants holding over. In case Grantee shall have proceeded to enforce any right, power or remedy under this Mortgage by foreclosure, entry or otherwise, and such proceeding shall have been withdrawn, discontinued or abandoned for any reason, then in every such case (i) Grantor and Grantee shall be restored to their former positions and rights, (ii) all rights, powers and remedies of Grantee shall be restored to their former positions and rights, (ii) all rights, powers and remedies of Issuer shall continue as if no such proceeding had been taken, (iii) each and every Event of Default declared or occurring prior or subsequent to such withdrawal, discontinuance or abandonment shall be deemed to be a continuing Event of Default, and (iv) neither this Mortgage, nor the Notes, nor the Secured Obligations, nor any other Loan Document shall be or shall be deemed to have been reinstated or otherwise affected by such withdrawal, discontinuance or abandonment; and Grantor hereby expressly waives the benefit of any statute or rule of law now provided, or which may hereafter be provided, which would produce a result contrary to or in conflict with this sentence.

 

(c)        Surrender of Possession; Rights and Duties of Grantee in Possession. Upon the happening and during the continuance of an Event of Default, Grantor, upon demand of the Grantee, shall forthwith to the full extent permitted by law surrender possession of the Mortgaged Property, and Grantee shall have the right to take possession of all or any part of the Mortgaged Property together with the books, papers, documents, instruments and monies of Grantor pertaining thereto, and including the rights and the position of Grantor under any leases, subleases, or other contracts relating to the use,occupation, enjoyment, management and maintenance thereof, and to hold, operate and manage the same and employ such agents and attorneys as may be necessary with respect thereto (or provide for management of the same with any person or corporation acceptable to the Grantee), and from time to time make all necessary repairs and improvements or take such other action as Grantee shall deem appropriate. In so doing, Grantee shall have the right to exercise all of the rights and powers of the Grantor, either in the name of the Grantor or otherwise, including, without limiting the generality of the foregoing, (i) the right to lease, operate and manage the Mortgaged Property or any part thereof, (ii) to cancel, modify, renew or extend any lease or sublease of the Mortgaged Property or any part thereof, (iii) to demand, collect, receive, sequester, sue for and recover in its own name all presently owing or future rents, revenues and other income, charges and moneys therefrom, and out of the same and any moneys received from any receiver, after deducting all proper costs and expenses of so taking, operating, holding and managing the same, including reasonable compensation to Grantee, its agents and counsel, pay and/or set up proper reserves for the payment of any or all of the following in such order and amounts as Grantee, may elect: the payment of any sums due under any prior lien, taxes, water and sewer rents, charges and claims, insurance premiums and all other carrying charges, expenses incurred with respect to the maintenance, operation, management, repair or restoration of the Mortgaged Property, and on account and in reduction of the Secured Obligations; and Grantee shall be entitled to have a receiver or receivers appointed (and Grantor hereby consents to the appointment of any such receiver or receivers) to take possession of the Mortgaged Property (without being guilty of a trespass) and to collect all rents, income and revenues without notice to Grantor and without regard to the valuation of the Project, or the solvency or insolvency of Grantor or any other person liable for any part of the obligations and Indebtedness secured hereby, and without prejudice to any other rights or remedies of Grantee. In the event that all Events of Default have been cured to the satisfaction of Grantee and Grantee shall have surrendered possession to Grantor, its successors or assigns, the right of entry provided in this Section shall again exist upon any subsequent Event of Default.

 

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(d)              Grantor’s Rights Following Default. Grantee may exercise any remedieswith regard to Grantor’s rights as may be authorized under the laws of the State.

 

(e)              Automatic Transfer of Rights. In the event of foreclosure under thisMortgage, or other transfer of title or assignment of the Mortgaged Property, or any part or parts thereof, in lieu of payment of the indebtedness, whether in whole or in part, all policies of insurance and other rights applicable to the foreclosed upon or transferred Mortgaged Property shall automatically inure to the benefit of and shall pass to the purchaser(s) or transferee(s) thereof, subject to the rights of the purchaser(s) or transferee(s) to reject such insurance coverage and/or rights at its or their sole option and election.

 

(f)               Specific Performance. Grantee may, in addition to the foregoingremedies, or in lieu thereof, in Grantee’s sole discretion, commence an appropriate action against Grantor seeking specific performance of any covenant contained herein, or in aid of the execution or enforcement of any power herein granted.

 

(g)              Grantee’s Right to Directly Collect and Receive Proceeds and Payments After Default. Grantee shall have the right, at its sole option and election, at any time following the occurrence of an Event of Default, to directly collect and receive all proceeds or payments arising under or in any way accruing from Grantor’s rights, as such amounts become due and payable. In order to permit the foregoing, Grantor unconditionally agrees to deliver to Grantee, immediately following demand, any and all of Grantor’s records, ledger sheets, and other documentation, in the form requested by Grantee, with regard to Grantor’s rights and any and all proceeds and/or payments applicable thereto.

 

(h)              Right of Entry. Grantee may enter upon and take possession of the Mortgaged Property without the appointment of a receiver, or an application therefor; at its option, operate the Mortgaged Property; at its option, exclude Grantor and its agents and employees wholly therefrom; at its option, employ a managing agent of the Mortgaged Property; and at its option, exercise any one or more of the rights and powers of Grantor to the same extent as Grantor could, either in its own name, or in the name of Grantor; and, with or without taking possession of the Mortgaged Property, receive the Rents. Grantee shall have no obligation to discharge any duties of a landlord to any tenant of any portion of the Mortgaged Property or to incur any liability as a result of any exercise by Grantee of any rights hereunder; and Grantee shall not be liable for any failure to collect Rents, nor liable to account for any of the Rents unless actually received by Grantee.

 

(i)               Receiver. Grantee may apply, as a matter of strict right, without notice and without regard to the solvency of any party bound for its payment, for the appointment of a receiver to take possession of and to operate the Mortgaged Property and to collect and apply the incomes and Rents thereof. Grantor hereby consents and agrees to the appointment of such receiver after an Event of Default, regardless of the value of the security for the indebtedness secured hereby or of the solvency of any party bound for the payment of such indebtedness. All expenses, fees and compensation incurred in connection with such receivership will be secured by the lien of this Mortgage until paid. The receiver and the receiver’s agents will be entitled to enter upon and take possession of any and all of the Mortgaged Property, together with any and all businesses conducted thereon and all business assets used in conjunction therewith or thereon, or any part or parts thereof, and operate and conduct such business or businesses to the fullest extent allowed by law and by the

 

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provisions of the order appointing receiver.

 

(j)            Payment or Performance of Obligations. Grantee may pay, perform or observe any term, covenant or condition of this Mortgage and any of the other Loan Documents and all payments made or costs or expenses incurred by Grantee in connection therewith shall be secured hereby and shall be, without demand, immediately repaid by Grantor to Grantee. The necessity for any such actions and the amounts to bepaid shall be determined by Grantee in its discretion. Grantee is hereby empowered to enter and to authorize others to enter upon the Mortgaged Property or any part thereof for the purpose of performing or observing any such defaulted term, covenant or condition without thereby becoming liable to Grantor or any person in possession holding under Grantor. Grantor hereby acknowledges and agrees that the remedies set forth in this Section 5.02(j) shall be exercisable by Grantee, and any and all payments made or costs or expenses reasonably incurred by Grantee in connection therewith shall be secured hereby and shall be, without demand, immediately repaid by Grantor, notwithstanding the fact that such remedies were exercised and such payments made and costs incurred by Grantee after the filing by Grantor of a voluntary case or the filing against Grantor of an involuntary case pursuant to or within the meaning of the Bankruptcy Code, Title 11 U.S.C., or after any similar action pursuant to any other debtor relief law (whether statutory, common law, case law or otherwise) of any jurisdiction whatsoever, now or hereafter in effect, which may be or become applicable to Grantor, Grantee, the Secured Obligations or any of the Loan Documents.

 

(k)      Cumulative Remedies. Grantee’s remedies as provided herein shall becumulative hi nature and nothing under this Mortgage shall be construed as to limit or restrict the options and remedies available to Grantee following any Event of Default, or to in any way limit or restrict the rights and ability of Grantee to proceed directly against Grantor and/or against any guarantor, surety or endorser of the indebtedness, or to proceed against other collateral directly or indirectly securing any such indebtedness.

 

Grantee shall have the further right, whether or not an Event of Default then exists under this Mortgage, where appropriate and within Grantee’s sole discretion, to file suit, either in Grantee’s own name or in the name of Grantor, to collect any and all proceeds and payments that may then and/or in the future be due and owing under and/or as a result of such rights. Where it is necessary for Grantee to attempt to collect any such proceeds and/or payments from the obligors therefor, Grantee may compromise, settle, extend, or renew for any period (whether or not longer than the original period) any obligation or indebtedness thereunder or evidenced thereby, or surrender, release, or exchange all or any part of said obligation or indebtedness, without affecting the liability of Grantor under this Mortgage or under the indebtedness. To that end, Grantor hereby irrevocably constitutes and appoints Grantee as its attorneyin-fact, coupled with an interest and with full power of substitution, to take any and all such actions and any and all other actions permitted hereby, either in the name of Grantor or Grantee.

 

Section 5.03. Remedies under Indenture and Loan Documents . In addition to any other remedy available to the Grantee as provided herein in Section 5.02 or otherwise, the Grantee may exercise any remedy available to it under the Indenture or under any of the Loan Documents.

 

Section 5.04. Application of Moneys; Effect of Sale . Subject to Section 7.06 of the Indenture, Grantee may apply any moneys and proceeds received by Grantee as a result of the exercise by Grantee of any right conferred under this Article V in such order as Grantee in its discretion may elect against (i) all costs and expenses, including reasonable attorneys’ fees,

 

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incurred in connection with the operation of the Mortgaged Property, the performance of Grantor’s obligations under the leases of all or any portion of the Mortgaged Property and thecollection of the rents thereunder; (ii) all costs and expenses, including reasonable attorneys’ fees, incurred in the collection of any or all of the Secured Obligations, including those incurred in seeking to realize on or to protect or preserve Grantee’s interest in any other collateral securing any or all of the Secured Obligations; (iii) any or all unpaid principal on the Secured Obligations; (iv) any other amounts owing under the Loan Documents; and (v) accrued interest and charges on any or all of the foregoing. The remainder, if any, shall be paid to Grantor or any person or entity lawfully entitled thereto. Said sale shall forever be a bar against Grantor, its legal representatives, successors and assigns, and all other persons claiming under any of them. It is expressly agreed that the recitals in each conveyance to the purchaser shall be full evidence of the truth of the matters therein stated, and all lawful prerequisites to said sale shall be conclusively presumed to have been performed.

 

Section 5.05. Remedies Not Exclusive . Grantee shall be entitled to enforce payment and performance of any Secured Obligations hereby and to exercise all rights and powers under this Mortgage or under any Loan Documents or other agreement or any laws now or hereafter in force, notwithstanding some or all of the Secured Obligations may now or hereafter be otherwise secured, whether by security deed, mortgage, pledge, lien, assignment or otherwise. Neither the acceptance of this Mortgage nor its enforcement, whether by court action or pursuant to other powers herein contained, shall prejudice or in any manner affect Grantee’s right to realize upon or enforce any other security now or hereafter held by Grantee, it being agreed that Grantee shall be entitled to enforce this Mortgage and any other security now or hereafter held by Grantee in such order and manner as it may in its absolute discretion determine. No remedy herein conferred upon or reserved to Grantee is intended to be exclusive of any other remedy given hereunder or now or hereafter existing at law or in equity or by statute. Every power or remedy given by any of the Loan Documents to Grantee, or to which Grantee may be otherwise entitled, may be exercised, concurrently or independently, from time to time and as often as may be deemed expedient by Grantee. Grantee may pursue inconsistent remedies

 

The acceptance by Grantee of any sum after the same is due shall not constitute a waiver of the right either to require prompt payment, when due, of all other sums hereby secured or to declare a default as herein provided. The acceptance by Grantee of any sum in an amount less than the sum then due shall be deemed an acceptance on account only and upon condition that it shall not constitute a waiver of the obligation of Grantor to pay the entire sum then due, and failure of Grantor to pay such entire sum then due shall be and continue to be an Event of Default notwithstanding such acceptance of such amount on account, as aforesaid. Grantee shall be, at all times thereafter and until the entire sum then due shall have been paid, and notwithstanding the acceptance by Grantee thereafter of further sums on account, or otherwise, entitled to exercise all rights in this instrument conferred upon them or either of them, and the right to proceed with a sale under any notice of default, or an election to sell, or the right to exercise any other rights or remedies hereunder, shall in no way be impaired, whether any of such amounts are received prior or subsequent to such proceeding, election or exercise. Consent by Grantee to any action or inaction of Grantor which is subject to consent or approval of Grantee hereunder shall not be deemed a waiver of the right to require such consent or approval to future or successive actions or inactions.

 

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ARTICLE VI
MISCELLANEOUS

 

Section 6.01. Governing Law. This Mortgage shall be governed by the laws of the State of Ohio. In the event that any provision or clause of this Mortgage conflicts with applicable laws, such conflicts shall not affect other provisions of this Mortgage which can be given effect without the conflicting provision, and, to this end, the provisions of this Mortgage are declared to be severable. This instrument cannot be waived, changed, discharged or terminated orally but only by an instrument in writing signed by the party against whom enforcement of any waiver, change, discharge or termination is sought.

 

Section 6.02. Waiver of Rights . To the full extent Grantor may do so, Grantor agrees that Grantor will not at any time insist upon, plea, claim or take the benefit or advantage of any law now or hereafter in force providing for any appraisement, valuation, stay, extension, redemption or homestead exemption, and Grantor, for Grantor, Grantor’s representatives, successors and assigns, and for any and all persons ever claiming any interest in the Mortgaged Property, to the extent permitted by law, hereby waives and releases all rights of redemption, valuation, appraisement, stay of execution, homestead exemption, notice of election to mature or declare due the whole of the Secured Obligations and marshaling in the event of foreclosure of the liens hereby created. If any law referred to in this Section and now in force of which Grantor, Grantor’s representatives, successors and assigns or other person might take advantage despite this Section, shall hereafter be repealed or cease to be in force, such law shall not thereafter be deemed to preclude the application of this Section.

 

Section 6.03. Limitation of Interest . All agreements between Grantor and Grantee, whether now existing or hereafter arising and whether written or oral, are expressly limited so that in no contingency or event whatsoever shall the amount paid, or agreed to be paid, to Grantee for the use, forbearance, or detention of the money to be loaned pursuant to the Loan Agreement, or otherwise, or for the performance or payment of any covenant or obligation contained herein, exceed the maximum amount permissible under applicable law. If from any circumstance whatsoever fulfillment of any provision hereof at the time performance of such provision shall be due shall involve transcending the limit of validity prescribed by law, then, ipso facto, the obligation to be fulfilled shall be reduced to the limit of such validity, and, if from any such circumstance, Grantee shall ever receive as interest under the Loan Agreement, or this Mortgage or otherwise anything of value which would exceed interest at the highest lawful rate, such amount that would be excessive interest shall be applied to the reduction of the principal amount owing under the Loan Agreement or on account of other Secured Obligations and not to the payment of interest, or, if such excessive interest exceeds the unpaid balance of principal of the Loan Agreement, the Notes, and such other Secured Obligations, such excess shall be refunded to Grantor. All sums paid or agreed to be paid to Grantee for the use, forbearance, or detention of the Secured Obligations shall, to the extent permitted by applicable law, be amortized, prorated, allocated and spread throughout the full term of such obligations until payment in full, so that the rate of interest on account of Secured Obligations is uniform throughout the terms thereof. The terms and provisions of this Section shall control all agreements between Grantor and Grantee.

 

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Section 6.04. Statements by Grantor . Grantor, within ten days after being given notice, will furnish or cause to be furnished to Grantee a written statement, stating the unpaid principal of and interest on the Bonds and any other amounts secured by this Mortgage and stating that no offset or defense exists against such amounts.  Grantor will submit (i) the annual and quarterly income and expense statements on the Mortgaged Property or (ii) upon request by Grantee, such other reports and statements which are prepared by Grantor and its representative and agents in the ordinary course of business.

 

Section 6.05. Notices . Whenever Grantee or Grantor shall desire to give or serve any notice, demand, request or other communication with respect to this Mortgage, each such notice, demand, request or other communication shall be in writing and shall be deemed to have been given if sent by hand delivery, overnight courier or certified mail, postage prepaid, addressed to the following addresses:

 

If to Grantor:
Eaglewood Property Holdings, LLC
3050 Peachtree Road NW, Suite 355
Atlanta, Georgia  30305
Christopher F. Brogdon

 

If to Grantee:

BOKF, NA dba Bank of Oklahoma
1 Williams Center

Tulsa, Oklahoma 74192

Attention: Corporate Trust Department

 

Any party may at any time change its address for such notices by delivering to the other parties hereto, as aforesaid, a notice of such change.

 

Section 6.06. Captions . The captions or headings at the beginning of each Section hereof are for the convenience of the parties and are not a part of this Mortgage.

 

Section 6.07. Invalidity of Certain Provisions; Conflicting Provisions . If the security title granted by this Mortgage is invalid or unenforceable as to any part of the Secured Obligations, or is invalid or unenforceable as to any part of the Mortgaged Property, the unsecured or partially secured portion of the Secured Obligations shall be completely paid prior to the payment of the remaining and secured portion of the Secured Obligations, and all payments made on such obligations, whether voluntary or under foreclosure or other enforcement action or procedure, shall be considered to have been first paid on and applied to the full payment of that portion of the Secured Obligations which is not secured or fully secured by the lien of this Mortgage.

 

Section 6.08. Subrogation . To the extent that proceeds of the Bonds or advances under this Mortgage are used to pay any outstanding lien, charge or prior encumbrance against the Mortgaged Property, such proceeds or advances have been or will be advanced by Grantee atGrantor’s request, and Grantee shall be subrogated to any and all rights and liens held by any owner or holder of such outstanding liens, charges and prior encumbrances, irrespective of whether said liens, charges or encumbrances are released of record.

 

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Section 6.09. Change in Ownership . If the ownership of the Mortgaged Property or any part thereof or interest therein becomes vested in a person other than the entity shown as Grantor herein which owns the same on the date hereof, Grantee may, without notice to Grantor, deal with such successor or successors in interest with reference to this Mortgage and the Secured Obligations in the same manner as with Grantor without in any way vitiating or discharging Grantor’s liability hereunder or upon the Secured Obligations. No sale of the Mortgaged Property and no forbearance on the part of Grantee and no extension of the time for the payment of the Secured Obligations given by Grantee shall operate to release, discharge, modify, change or affect the original liability, if any, of Grantor or the liability of any guarantors or sureties of Grantor, either in whole or in part.

 

Section 6.10. Assignment of Grantee’s Interest . It is expressly agreed that any and all terms of this Mortgage, the other Loan Documents and all other agreements made or executed by Grantor or others in favor of Grantee and all rights, powers, privileges, options and remedies conferred upon Grantee herein and therein shall inure to and be for the benefit of and may be exercised by Grantee and its successors and assigns, and the word “Grantee” shall also mean and include the successor or successors and the assign or assigns of Grantee and its successors and assigns. Grantor hereby specifically grants unto Grantee the right and privilege, at Grantee’s option, to transfer and assign to any third person all or any part of Grantee’s rights to receive funds or payments hereunder.

 

Section 6.11. Amendments Subsequent to the initial issuance of Bonds and prior to their payment in full, or provision for such payment having been made as provided in the Indenture, this Mortgage may be effectively amended only by written instrument executed by the parties hereto and only upon the conditions and with the effect set forth in the Indenture.

 

Section 6.12. Nonrecourse Obligations . Notwithstanding any other term or provision contained in this Mortgage or any other instrument executed or delivered in connection with the Bonds, the personal liability of the Grantor and the members of the Grantor for any payments due under this Mortgage or any other document relating to theBonds, including without limitation the principal, premium, if any, and interest on the Bonds, and for the performance of any obligation under this Mortgage or any other document relating to theBonds, will be strictly and absolutely limited to the Mortgaged Property, and the leases, rents, profits and issues thereof and any other collateral securing theBonds. If an Event of Default occurs under this Mortgage or any other document relating to the Bonds in connection with any such payments or other obligations, any judicial proceedings the Grantee may institute against the Grantor will be limited solely to seeking the preservation, enforcement, foreclosure or other sale or disposition of the lien and security interest in the Project, and the leases, rents, profits and issues thereof and any other collateral securing theBonds. In the event of foreclosure or other sale or disposition of the Project or other collateral, no judgment for any deficiency in the payments or other obligations hereunder or under any other instrument executed or delivered in connection with the Bonds will be obtainable by the Grantee against the Grantor or the members of the Grantor.

 

Section 6.13. Time is of the Essence TIME IS OF THE ESSENCE under this Mortgage and the other Loan Documents.

Section 6.14. Future Advances . This Mortgage is given to secure not only existing indebtedness, but also future advances, whether such advances are obligatory or are to be made at

 

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the option of Grantee, or otherwise, as are made at any time within thirty (30) years from the date of this Mortgage, to the same extent as if such future advances are made on the date of execution of this Mortgage, and each such additional lease or advance will be equally secured with and have the same priority as the original indebtedness secured by this Mortgage and be subject to all of the terms and provisions of this Mortgage, whether or not such additional advance is evidenced by a promissory note of Grantor and whether or not identified by a recital that it is secured by this Mortgage. The total amount of indebtedness that may be so secured at any one time will not exceed an amount equal to two (2) times the original principal sum of the Bonds secured hereby, and provided further that it is understood and agreed that this future advance provision will not be construed to obligate Grantee to make any such additional advances

 

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This instrument was prepared by, and when recorded, return to:

 

R. Chix Miller, Esq.

SELL & MELTON, L.L.P.

577 Mulberry Street

Post Office Box 229

Macon, Georgia  31202-0229

 

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IN WITNESS WHEREOF , the Grantor has executed this Mortgage as of the day and year first above written.

 

 

 

EAGLEWOOD PROPERTY HOLDINGS, LLC

 

 

 

 

 

By:

/s/ Christopher F. Brogdon

 

Title: Manager

 

 

ACKNOWLEDGEMENTS

 

 

STATE OF GEORGIA    )

) SS:

COUNTY OF FORSYTH )

 

Before me appeared                                to me personally known, who being duly sworn, acknowledged himself to be the Manager of Eaglewood Property Holdings, LLC, the manager of Eaglewood Property Holdings, LLC, a Georgia limited liability company, and that he as such officer, being authorized so to do, executed the foregoing instrument for the purpose therein contained by signing his name as such officer.

 

WITNESS my hand and seal, the 10th day ofApril, 2012.

 

 

 

 

 

/s/ Kathryn M. Branigan

 

 

Notary Public

 

 

 

 

 

 

 

 

My Commission expires:

January 15, 2013

 

 

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Exhibit 10.30

 

ASSIGNMENT OF PURCHASE AND SALE AGREEMENT

 

FOR VALUE RECEIVED, ADCARE PROPERTY HOLDINGS, LLC, an Ohio limited liability company (“ Assignor ”) hereby transfers and assigns unto GL NURSING, LLC, a Georgia limited liability company (“ Assignee ”), all of Assignor’s right, title and interest in and to that certain Purchase and Sale Agreement effective as of January 17, 2012 (the “ Agreement ”), relating to that certain skilled nursing facility commonly known as Golden Years Manor and located at 1010 Barnes Street, Lonoke, Arkansas 72086 (the “ Facility ”). Assignee hereby assumes all obligations of Assignor under the Agreement.

 

On or before the Closing (as defined in the Agreement), Assignee agrees to reimburse Assignor for the Deposit and the extension fee in the amount of $250,000.00 and for all out-of-pocket costs relating to the Facility advanced by Assignor.

 

IN WITNESS WHEREOF, Assignor and Assignee have caused this Assignment of Purchase and Sale Agreement to be duly executed and delivered as of the 9th day of May, 2012.

 

ASSIGNOR :

 

ASSIGNEE :

 

 

 

ADCARE PROPERTY HOLDINGS, LLC

 

GL NURSING, LLC

 

 

 

 

 

 

By:

/s/ Boyd P. Gentry

 

By:

/s/ Christopher F. Brogdon

 

Boyd P. Gentry, Manager

 

 

Christopher F. Brogdon, Manager

 


Exhibit 31.1

 

CERTIFICATIONS

 

I, Boyd P. Gentry, certify that:

 

1.                I have reviewed this quarterly report on Form 10-Q of AdCare Health Systems, Inc.;

 

2.                Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3.                Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.                The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15 d-15(f)) for the registrant and have:

 

a.                Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

b.               Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

c.                Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

d.               Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5.                The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

a.                All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

b.               Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

 

Date: May 10, 2012

By

/s/Boyd P. Gentry

 

 

Chief Executive Officer

 

1


Exhibit 31.2

 

CERTIFICATIONS

 

I, Martin D. Brew, certify that:

 

1.                I have reviewed this quarterly report on Form 10-Q of AdCare Health Systems, Inc.;

 

2.                Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

 

3.                Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

 

4.                The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15 d-15(f)) for the registrant and have:

 

a.                Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

 

b.               Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

 

c.                Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

 

d.               Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

 

5.                The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

 

a.                All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

 

b.               Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

 

Date: May 10, 2012

By

/s/Martin D. Brew

 

 

Chief Financial Officer

 

1


Exhibit 32.1

 

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADDED BY

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

 

In connection with the Quarterly Report of AdCare Health Systems, Inc. (the “Company”) on Form 10-Q for the period ended March 31, 2012, as filed with the Securities and Exchange Commission (the “Report”), I, Boyd P. Gentry, Chief Executive Officer of the Company, certify, pursuant to 18 U.S.C. § 1350, as added by § 906 of the Sarbanes-Oxley Act of 2002, that:

 

1.

 

The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2.

 

To my knowledge, the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company as of and for the period covered by the Report.

 

 

Date: May 10, 2012

 

By:

/s/Boyd P. Gentry

 

 

 

Chief Executive Officer

 

1


Exhibit 32.2

 

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350,

AS ADDED BY

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

 

In connection with the Quarterly Report of AdCare Health Systems, Inc. (the “Company”) on Form 10-Q for the period ended March 31, 2012, as filed with the Securities and Exchange Commission (the “Report”), I, Martin D. Brew, Chief Financial Officer of the Company, certify, pursuant to 18 U.S.C. § 1350, as added by § 906 of the Sarbanes-Oxley Act of 2002, that:

 

1.

 

The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2.

 

To my knowledge, the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company as of and for the period covered by the Report.

 

 

Date: May 10, 2012

By:

/s/Martin D. Brew

 

 

Chief Financial Officer

 

1