ex10_1.htm




Exhibit 10.1

 

PURCHASE AND SALE AGREEMENT













By And Among





THE OAKS BRADENTON, LLC,

a Delaware limited liability company

as “Buyer”













OAKS HOLDINGS, LLC,

a Florida limited liability company

as “Seller”













And





FIRST AMERICAN TITLE INSURANCE COMPANY,

a California corporation

as “Escrow Agent”













Dated as of





February [      ], 2009








  



  







  








TABLE OF CONTENTS










	  	  	  	
Page

	  	  	  	  
	  	  	  	  
	
ARTICLE I TERMINOLOGY
	
1

	  	
1.1
	
Defined Terms
	
1

	  	
1.2
	
Additional Defined Terms
	
3

	  	  	  	  
	
ARTICLE II PURCHASE AND SALE
	
5

	  	
2.1
	
Property
	
5

	  	
2.2
	
Assumption of Liabilities.
	
6

	  	
2.3
	
Purchase Price
	
6

	  	
2.4
	
Earnest Money Deposit
	
7

	  	
2.5
	
Adjustment of Purchase Price.
	
7

	  	
2.6
	
Escrow Agent.
	
8

	  	  	  	  
	
ARTICLE III DUE DILIGENCE PERIOD
	
9

	  	
3.1
	
Due Diligence Period
	
9

	  	
3.2
	
Buyer’s Responsibilities
	
10

	  	
3.3
	
Continuing Diligence and Inspection Rights
	
10

	  	  	  	  
	
ARTICLE IV REPRESENTATIONS AND WARRANTIES OF SELLER
	
10

	  	
4.1
	
Organization; Good Standing of Seller
	
10

	  	
4.2
	
Organization; Good Standing of Landlord
	
10

	  	
4.3
	
Consent of Third Parties
	
10

	  	
4.4
	
Authority; Enforceability
	
10

	  	
4.5
	
Absence of Conflicts
	
11

	  	
4.6
	
No Judgments
	
11

	  	
4.7
	
No Governmental Approvals
	
11

	  	
4.8
	
Insurance
	
11

	  	
4.9
	
Litigation
	
11

	  	
4.10
	
Compliance with Laws
	
11

	  	
4.11
	
Environmental Matters
	
11

	  	
4.12
	
Assessments
	
12

	  	
4.13
	
Property Agreements
	
12

	  	
4.14
	
Licenses
	
12

	  	
4.15
	
Resident Agreements
	
12

	  	
4.16
	
Medicare; Medicaid
	
13

	  	
4.17
	
Condemnation
	
13

	  	
4.18
	
Condition of Property
	
13

	  	
4.19
	
Independent Property
	
13

	  	
4.20
	
Utilities Access
	
14

	  	
4.21
	
Zoning
	
14

	  	
4.22
	
FIRPTA
	
14

	  	
4.23
	
Interests; Title
	
14

	  	
4.24
	
Title Encumbrances
	
14

	  	
4.25
	
Affordable Housing Units
	
15











  



i







  








TABLE OF CONTENTS (cont’d)










	  	  	  	
Page

	  	  	  	  
	  	  	  	  
	  	
4.26
	
No New Survey Matters
	
15

	  	
4.27
	
Loans
	
15

	  	
4.28
	
Patriot Act Compliance
	
15

	  	
4.29
	
Broker’s or Finder’s Fees
	
15

	  	
4.30
	
Insolvency
	
15

	  	
4.31
	
Landlord’s Consent to Option Instruction
	
16

	  	
4.32
	
Compliance with Lease
	
16

	  	  	  	  
	
ARTICLE V REPRESENTATIONS AND WARRANTIES OF BUYER
	
16

	  	
5.1
	
Organization and Good Standing
	
16

	  	
5.2
	
Authorization and Binding Effect of Documents
	
16

	  	
5.3
	
Absence of Conflicts
	
17

	  	
5.4
	
Consents
	
17

	  	
5.5
	
Patriot Act Compliance
	
17

	  	
5.6
	
Broker’s or Finder’s Fees
	
17

	  	  	  	  
	
ARTICLE VI OTHER COVENANTS
	
17

	  	
6.1
	
Conduct of Business Prior to the Closing
	
17

	  	
6.2
	
Notification of Certain Matters
	
18

	  	
6.3
	
Title; Additional Documents
	
19

	  	
6.4
	
Other Consents
	
19

	  	
6.5
	
Inspection and Access
	
19

	  	
6.6
	
Confidentiality.
	
19

	  	
6.7
	
Publicity
	
20

	  	
6.8
	
Reasonable Best Efforts
	
20

	  	
6.9
	
Reports
	
20

	  	
6.10
	
Post-Closing Obligations of Seller
	
20

	  	
6.11
	
No Other Representations or Warranties.
	
20

	  	
6.12
	
Noncompetition
	
21

	  	
6.13
	
Exclusivity
	
21

	  	
6.14
	
Exercise of Option and Delivery of Deed by Landlord
	
21

	  	  	  	  
	
ARTICLE VII CONDITIONS PRECEDENT TO THE OBLIGATION OF BUYER TO CLOSE
	
21

	  	
7.1
	
Accuracy of Representations and Warranties; Closing Certificate.
	
21

	  	
7.2
	
Performance of Agreement
	
22

	  	
7.3
	
No Adverse Change
	
22

	  	
7.4
	
Conveyance of Real Property
	
22

	  	
7.5
	
Title Insurance and Survey.
	
22

	  	
7.6
	
Other Inspections
	
24

	  	
7.7
	
Delivery of Closing Documents
	
24

	  	
7.8
	
Licenses.
	
24

	  	
7.9
	
Termination of Existing Management Agreement.
	
25

	  	
7.10
	
Management Agreement
	
25











  



ii







  








TABLE OF CONTENTS (cont’d)










	  	  	  	
Page

	  	  	  	  
	  	  	  	  
	  	
7.11
	
Governmental Approvals.
	
25

	  	
7.12
	
Third-Party Consents
	
25

	  	
7.13
	
Financing Contingency.
	
25

	  	
7.14
	
Guaranties.
	
26

	  	  	  	  
	
ARTICLE VIII CONDITIONS PRECEDENT TO THE  OBLIGATION OF SELLER TO CLOSE
	
26

	  	
8.1
	
Accuracy of Representations and Warranties.
	
26

	  	
8.2
	
Performance of Agreements
	
26

	  	
8.3
	
Delivery of Closing Documents.
	
26

	  	  	  	  
	
ARTICLE IX CLOSING
	
26

	  	
9.1
	
Closing Date and Place.
	
26

	  	
9.2
	
Deliveries of Seller
	
26

	  	
9.3
	
Deliveries of Buyer
	
28

	  	
9.4
	
Closing Costs
	
28

	  	  	  	  
	
ARTICLE X INDEMNIFICATION
	
29

	  	
10.1
	
General
	
29

	  	
10.2
	
Indemnification by Seller
	
29

	  	
10.3
	
Indemnification by Buyer
	
29

	  	
10.4
	
Administration of Indemnification
	
30

	  	  	  	  
	
ARTICLE XI DEFAULT AND TERMINATION
	
31

	  	
11.1
	
Right of Termination
	
31

	  	
11.2
	
Remedies upon Default.
	
32

	  	
11.3
	
Specific Performance
	
32

	  	
11.4
	
Obligations Upon Termination
	
33

	  	
11.5
	
Termination Notice
	
33

	  	
11.6
	
Sole and Exclusive Remedy
	
33

	  	  	  	  
	
ARTICLE XII MISCELLANEOUS
	
33

	  	
12.1
	
Further Actions
	
33

	  	
12.2
	
Notices
	
33

	  	
12.3
	
Entire Agreement
	
35

	  	
12.4
	
Binding Effect; Benefits
	
35

	  	
12.5
	
Assignment
	
35

	  	
12.6
	
Governing Law
	
35

	  	
12.7
	
Amendments and Waivers
	
36

	  	
12.8
	
Joint and Several
	
36

	  	
12.9
	
Severability
	
36

	  	
12.10
	
Headings
	
36

	  	
12.11
	
Counterparts
	
36

	  	
12.12
	
References
	
36

	  	
12.13
	
Seller Disclosure Letter
	
36











  



iii







  








TABLE OF CONTENTS (cont’d)










	  	  	  	
Page

	  	  	  	  
	  	  	  	  
	  	
12.14
	
Attorneys’ Fees
	
36

	  	
12.15
	
Section 1031 Exchange/Tax Planning
	
37

	  	
12.16
	
Casualty
	
37

	  	
12.17
	
Condemnation
	
37

	  	
12.18
	
Radon Gas
	
38

	  	
12.19
	
Limited Liability
	
38

	  	
12.20
	
Survival of Defined Terms
	
38

	  	
12.21
	
Time of Essence
	
38

	  	
12.22
	
No Third-Party Beneficiary
	
38

	  	
12.23
	
WAIVER OF JURY TRIAL
	
38












EXHIBITS TO THIS AGREEMENT






	
EXHIBIT A-1
	
Form of Guaranty











  



iv







  








TABLE OF CONTENTS OF SELLER DISCLOSURE LETTER





SCHEDULES






	
Schedule 2.1(b)
	
Excluded Personal Property





	
Schedule 2.1(c)
	
Excluded Property Agreements





	
Schedule 2.2(b)
	
Assumed Obligations





	
Schedule 4.3
	
Consents of Third Parties





	
Schedule 4.6
	
Judgments





	
Schedule 4.8
	
Seller’s Insurance





	
Schedule 4.9
	
Litigation, Proceedings and Investigations





	
Schedule 4.10
	
Compliance with Laws





	
Schedule 4.11
	
Environmental Matters





	
Schedule 4.15
	
Rent Roll and Resident Agreements





	
Schedule 4.18
	
Condition of the Property





	
Schedule 4.19
	
Independent Property





	
Schedule 4.20
	
Utilities Access





	
Schedule 4.23
	
Exceptions to Seller Ownership





	
Schedule 4.24
	
Title Encumbrances





	
Schedule 4.27
	
Loans
















EXHIBITS






	
EXHIBIT A
	
Legal Description of the Property





	
EXHIBIT B
	
List of Property Agreements





	
EXHIBIT C
	
List of Licenses Required for the Property





	
EXHIBIT D
	
Form of Seller’s Counsel Opinion





	
EXHIBIT E
	
Rent Roll





	
EXHIBIT F
	
Form Resident Agreement





	
EXHIBIT G
	
Outstanding Citations





	
EXHIBIT H
	
Form of Audit Letter











  



v







  








PURCHASE AND SALE AGREEMENT





THIS PURCHASE AND SALE AGREEMENT (this “Agreement”) is dated the [___] day of February, 2009, by and among: THE OAKS
BRADENTON, LLC, a Delaware limited liability company, or its successors or assigns (collectively, the “Buyer”); OAKS HOLDINGS, LLC, a Florida limited liability company (the “Seller” ”); and FIRST
AMERICAN TITLE INSURANCE COMPANY, a California corporation (“Escrow Agent”).





RECITALS:





A.            Seller is the lessee of an assisted living facility known as Windsor Oaks (the “Facility”), located at 2614 43rd Street West Bradenton, Florida 34209, pursuant to a lease dated November 1, 2003
(the “Lease”) by and between the Seller and HEALTH CARE REIT, INC., a Delaware corporation (the “Landlord”).  The Lease relates to said assisted living facility, including all furniture, fixtures, inventory, equipment and other personalty items owned by the Landlord located therein.





B.             The Lease and the option letter given by Landlord to Seller dated October 16, 2008 related thereto provides the Seller with an Option (the “Option”) to purchase said assisted living facility
and the real and personal property associated therewith.





C.             Buyer desires to acquire, and Seller is willing to convey to Buyer pursuant to the terms described herein (i) the above referenced real property and personal property associated therewith owned by Landlord through the exercise of its Option and (ii) other personal
property associated therewith owned by the Seller.





Accordingly, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Buyer agree as follows:





ARTICLE I

TERMINOLOGY





1.1            Defined Terms.  As used herein, the following terms shall have the meanings indicated:





 Adjustment Amount:  The amount computed under Section 2.5 hereof.





 Affiliate:  With respect to any specified person or entity, any other person or entity which, directly or indirectly controls, is controlled by, or is under common control with, the specified person or entity.





 Applicable Law: Any federal, state, municipal, county, local, foreign or other statute, law, ordinance, rule or regulation or any order, writ, injunction, judgment, plan or decree of any court, arbitrator, department, commission, board, bureau, agency, authority, instrumentality
or other body, whether federal, state, municipal, county, local, foreign or other.








  



 







  








 Closing: The consummation of the purchase and sale of the Property in accordance with the terms of this Agreement on the Closing Date or at such earlier or later date and time as may be agreed upon by the parties.





 Code:  The Internal Revenue Code of 1986, as amended.





 Documents:  This Agreement, all Exhibits hereto, and all Exhibits and Schedules contained in the Seller Disclosure Letter, and each other agreement, certificate or instrument to be delivered pursuant to this Agreement.





 Due Diligence Period:  The period commencing on the Effective Date and ending on March 31, 2009, during which time Buyer may, at reasonable times with prior notice to Seller, (i) investigate the financial, legal, operational, environmental and all other aspects
of the Property as Buyer may desire, and (ii) seek out sources of financing and/or investors, all in order to determine whether to consummate the transactions contemplated by this Agreement or terminate this Agreement.





 Effective Date:  The date first written above.





 Escrow Agent:  FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation.





 GAAP:  Generally accepted accounting principles as applied in the United States.





 Knowledge:  As used in this Agreement, the term “knowledge” when used to refer to the knowledge of Seller shall mean the actual knowledge of any member, manager, or officer of Seller, or any matter which any such person should have knowledge of
following inquiry to the Executive Director of the Facility or the Chief Financial Officer of the Manager.





 Landlord: HEALTH CARE REIT, INC., a Delaware corporation.





 Licenses:  All certificates, licenses, and permits issued by governmental authorities which are required to be held by an owner or tenant in connection with the ownership, use, occupancy, operation, and maintenance of the Property as an assisted living facility.





 Lien:  Any mortgage, deed to secure debt, deed of trust, pledge, hypothecation, right of first refusal, security, encumbrance, charge, claim, option or lien of any kind, whether voluntarily incurred or arising by operation of law or otherwise, affecting any
assets or property, including any agreement to give or grant any of the foregoing, any conditional sale or other title retention agreement, and the filing of or agreement to give any financing statement with respect to any assets or property under the Uniform Commercial Code or Applicable Law.





 Loss:  Any and all costs, obligations, liabilities, demands, claims, settlement payments, awards, judgments, fines, penalties, damages and reasonable out-of-pocket expenses, including court costs and reasonable attorneys’ fees, whether or not arising
out of a third-party claim.








  



2







  








 Manager: LEGEND SENIOR LIVING, LLC, a Kansas limited liability company.





 Permitted Lien:  Any (i) statutory liens that secure a governmentally required payment, including without limitation Taxes, not yet due, (ii) zoning regulations and restrictive covenants and easements of record that do not detract in any material respect
from the present use of the Property and do not materially and adversely affect, impair or interfere with the use of any property affected thereby, (iii) public utility easements of record, in customary form, to serve the Property, and (iv) any other condition of title as may be approved by Buyer in writing prior to the end of the Due Diligence Period.





 Post-Closing Licensee:  The Buyer, Tenant or their designee to whom all Licenses will be transferred or otherwise obtained in accordance with Applicable Law for the operation of the Property as an assisted living facility.





 Seller Disclosure Letter: The letter dated the same date as this Agreement given by the Seller to the Buyer and containing the Exhibits and Schedules referenced herein.





 Taxes:  All federal, state, local and foreign taxes including, without limitation, income, gains, transfer, unemployment, withholding, payroll, social security, real property, personal property, excise, sales, use and franchise taxes, levies, assessments,
imposts, duties, licenses and registration fees and charges of any nature whatsoever, whether or not recorded, including interest, penalties and additions with respect thereto and any interest in respect of such additions or penalties, but excluding all transfer, conveyance, intangibles, mortgage transfer, and documentary stamp taxes payable in connection with the transactions contemplated by this Agreement.





 Tenant:  That entity chosen by Buyer to lease the Property upon purchase by the Buyer.





 Title Insurer:  The Title Insurer is as follows:





First American Title Insurance Company

111 North Orange Avenue, Suite 1285

Orlando, Florida 32801

Phone: (407) 843-8674

Fax:  (888) 216-9921

Attn.:  Scott Brown

E-mail: scobrown@firstam.com





1.2            Additional Defined Terms.  As used herein, the following terms shall have the meanings defined in the recitals or Section indicated below:






	  	
Accrued Employee Benefits
	
2.2
	 
	  	
Agreement
	
Preamble
	 
	  	
Assumed Obligations
	
Section 2.2(b)
	 










  



3







  




 


	  	
Buyer
	
Preamble
	 
	  	
CERCLA
	
Section 4.11
	 
	  	
Closing
	
Section 9.1
	 
	  	
Closing Date
	
Section 9.1
	 
	  	
Deed
	
Section 9.2(b)
	 
	  	
Environmental Laws
	
Section 4.11
	 
	  	
Escrowed Funds
	
Section 2.6
	 
	  	
Extended Closing Date
	
Section 9.1
	 
	  	
Governmental Payor Programs
	
Section 4.16
	 
	  	
Guaranty
	
Section 7.14
	 
	  	
Improvements
	
Section 2.1(a)
	 
	  	
Indemnified Party
	
Section 10.4(a)
	 
	  	
Indemnifying Party
	
Section 10.4(a)
	 
	  	
Land
	
Section 2.1(a)
	 
	  	
Management Agreement
	
Section 7.9
	 
	  	
OFAC
	
Section 4.28
	 
	  	
Patriot Act
	
Section 4.28
	 
	  	
Permitted Buyer-Assignee
	
Section 12.5
	 
	  	
Permitted Exception
	
Section 7.5(b)
	 
	  	
Personal Property
	
Section 2.1(a)
	 
	  	
Property
	
Section 2.1
	 
	  	
Property Agreements
	
Section 2.1(c)
	 
	  	
Proration Date
	
Section 2.5(a)
	 
	  	
Proration Schedule
	
Section 2.5(a)
	 
	  	
Purchase Price
	
Section 2.3
	 
	  	
Real Property
	
Section 2.1(a)
	 
	  	
Records
	
Section 6.10
	 
	  	
Required Cure Items
	
Section 7.5(b)
	 
	  	
Resident Agreements
	
Section 2.1(d)
	 
	  	
Resident Deposits
	
Section 2.1(d)
	 
	  	
SEC
	
Section 6.6(c)
	 
	  	
Seller
	
Preamble
	 
	  	
Survey
	
Section 7.5(e)
	 
	  	
Title Commitment
	
Section 7.5(a)
	 
	  	
Title Defect
	
Section 7.5(b)
	 
	  	
Title Expenses
	
Section 9.4
	 
	  	
Title Notice
	
Section 7.5(b)
	 
	  	
Transaction Costs
	
Section 9.4
	 










  



4







  








ARTICLE II

PURCHASE AND SALE





2.1            Property.  Upon and subject to the terms and conditions provided herein, at Closing, Seller will sell, transfer, assign and convey to Buyer, and Buyer will purchase from Seller the following (collectively,
the “Property”):





(a)            Real Property.  All of Seller’s right, title, and interest in and to that certain parcel of real property consisting of land (“Land”)
and all buildings, structures, fixtures and other improvements (“Improvements”) located thereon pursuant to the Option.  The Land is more particularly described on Exhibit A of the Seller Disclosure Letter.  The Land and Improvements (collectively, the “Real Property”)
shall be deemed to include all licenses, and all rights-of-way, beneficial easements and appurtenances related to the Real Property.  





(b)            Personal Property.  All furnishings, machinery, equipment, vehicles, supplies, inventory, linens, medicine, foodstuffs, consumable
and other personal property of any type or description, including, without limitation, all beds, chairs, sofas, wheelchairs, tables, kitchen and laundry equipment associated with and present at the Property (collectively, the “Personal Property”), with the exception of any personal property described in Schedule 2.1(b) of
the Seller Disclosure Letter. 





(c)            Property Agreements.  Unless specifically excluded and listed on Schedule 2.1(c) of the Seller Disclosure Letter, all rights of
Seller in, to and under all contracts, leases, agreements, commitments and other arrangements, and any amendments, modifications, supplements, renewals and extensions thereof, used or useful in the operation of the Property made or entered into by Seller as of the Effective Date, or between the Effective Date and the Closing in compliance with this Agreement (the “Property Agreements”).  Notwithstanding the foregoing, Property
Agreements expressly excludes any contracts, leases, agreements, commitments and other arrangements, and any amendments, modifications, supplements, renewals and extensions entered into by Seller after the Effective Date and prior to the Closing in breach of Section 6.1, and any Property Agreements for which consents to the assignment thereof to the Buyer have not been obtained as of the Closing, unless waived by Buyer.  Buyer shall have
no obligation under the Property Agreements unless such Property Agreements are listed on Schedule 2.2(b) of the Seller Disclosure Letter.





(d)            Resident Agreements.  All rights of Seller in, to and under all occupancy, residency, leases, tenancy and similar written agreements entered into in the ordinary course of business with residents
of the Property, including any amendments, modifications, supplements, renewals and extensions thereof (“Resident Agreements”), and all deposits, initial service fees and advances of any kind or nature from any resident of the Property (“Resident Deposits”).





(e)            Records.  True and complete copies of all the books, records, accounts, files, logs, ledgers, journals and architectural, mechanical and electrical plans and specifications pertaining to or used
in the operation of the Property, however such data is stored.





(f)             Licenses.  Any and all Licenses now held in the name of the Seller, or any Affiliate(s) of the Seller, and any renewals, extensions, amendments or modifications thereof.








  



5







  








(g)            Claims and Causes of Action.  Rights in and to any claims or causes of action to the extent they are in the nature of enforcing a guaranty, warranty, or a contract obligation to complete improvements,
make repairs, or deliver services to the Property.





(h)            Any and all rights of Seller or its Affiliates with respect to the use of (a) all trade names, trademarks, service marks, copyrights, patents, jingles, slogans, symbols, logos, inventions, computer software, operating manuals, designs, drawings, plans and specifications,
marketing brochures, the “Oaks” name, logo, symbol, trademark and web site, or other proprietary material, process, trade secret or trade right used by Seller or its Affiliates in the operation of the Property and (b) all registrations, applications and licenses for any of the foregoing.  Buyer shall not acquire any rights from Seller to the name “Windsor.” Notwithstanding the foregoing, Buyer and Post-Closing Licensee are hereby granted a royalty-free, non-exclusive license
to use the “Windsor” name after the Closing for so long as the Manager remains the manager of the Facility and for a reasonable transition period thereafter.  The last sentence of this Section 2.1(h) shall survive the Closing.





2.2            Assumption of Liabilities.





(a)            Buyer is assuming no liabilities attributable to the operation or ownership of the Property which accrued or occurred on or prior to the Closing, all of which Seller shall pay, discharge and perform when due. Specifically, without limiting the foregoing, Buyer shall
not assume (a) any claim, action, suit, or proceeding pending as of the Closing or any subsequent claim, action, suit, or proceeding arising out of or relating to any event occurring prior to Closing, with respect to the manner in which Seller conducted its businesses on or prior to the Closing (b) any liability for Taxes other than real property taxes from and after Closing, or (c) any liability under any Property Agreements, except for the Assumed Obligations listed in Schedule
2.2(b) of the Seller Disclosure Letter.





(b)            Buyer acknowledges that, effective as of the Closing, Buyer shall assume and undertake to pay, discharge, and perform only the liabilities and obligations of Seller under the Property Agreements listed in Schedule
2.2(b) of the Seller Disclosure Letter (but not the Property Agreements which are entered into after the Effective Date hereof not in compliance with this Agreement or Property Agreements for which consents to the assignment thereof to the Buyer hereunder have not been obtained as of the Closing), to the extent such liabilities and obligations arise during and relate to any period from and after the Closing (collectively, the “Assumed Obligations”).





(c)            Assumed Obligations shall not include, and Buyer does not assume any liability related to, any accrued vacation or other accrued paid time off or benefits for the employees of the Property, including without limitation those Employees who will continue to be employed
at the Property after the Closing (the “Accrued Employee Benefits”), which shall be the responsibility of the Seller and/or Manager and the remuneration of any party for, or payment of, any such Accrued Employee Benefits shall not constitute an expense of the Facility under the Management Agreement (as herein defined).





2.3            Purchase Price.  The purchase price for the Property shall be an amount equal to FOUR MILLION FIVE HUNDRED THOUSAND AND NO/100 U.S. DOLLARS ($4,500,000.00), (the
“Purchase Price”), plus or minus (whichever is applicable) the Adjustment Amount, of which: (a) ONE MILLION NINE-HUNDRED SEVENTEEN THOUSAND FIVE HUNDRED AND NO/100 U.S. DOLLARS ($1,917,500.00) shall be paid to Landlord for the purchase of the Real Property pursuant to the terms of the Option and the Option Instruction, and (b) the balance of TWO MILLION FIVE-HUNDRED EIGHTY TWO THOUSAND FIVE HUNDRED AND NO/100 U.S. DOLLARS ($2,582,500.00)
shall be paid to Seller as consideration for assignment of the Option and for the Purchased Property other than the Real Property, all of which shall be paid by Buyer at Closing via wire transfer of immediately available funds.








  



6







  








2.4            Earnest Money Deposit. Upon expiration of the Due Diligence Period and provided Buyer has not terminated this Agreement, Buyer shall deposit ONE HUNDRED THOUSAND AND NO/100 U.S. DOLLARS ($100,000.00) (the
“Earnest Money Deposit”) with Escrow Agent. 





(a)            The Earnest Money Deposit shall be refunded to Buyer in the event of a termination of this Agreement pursuant to Sections 11.1(b), 11.1(c), 11.1(e),
or 11.2(a)(i) below.





(b)            The Earnest Money Deposit shall be nonrefundable to the Buyer in the event there is a termination of this Agreement pursuant to Sections 11.1(d) or 11.2(b) below.





(c)            Upon Closing, the Earnest Money Deposit shall be applied to the Purchase Price.





2.5            Adjustment of Purchase Price.





(a)            All income and expenses (including prepaid expenses) of the Property shall be prorated on a daily basis between Seller and Buyer as of 11:59 p.m., on the date (the “Proration Date”) immediately
preceding the Closing.  Such items to be prorated shall include, without limitation:






	 	
(i)
	
Payments under Assumed Obligations, if any;









	 	
(ii)
	
The amount of the Accrued Employee Benefits;









	 	
(iii)
	
Utility charges, if any, based on utility charges for the month immediately preceding the Closing; and









	 	
(iv)
	
Real property taxes.








Buyer and Seller shall prepare a proposed schedule (the “Proration Schedule”) prior to Closing, that shall include the items listed above and any other applicable income and expenses with regard to the Property.  Seller and Buyer will use all reasonable
efforts to finalize and agree upon the Proration Schedule at least two (2) business days prior to Closing.





(b)            Any escrow accounts held by any utility companies, and any cash deposits made by Seller or Seller’s Affiliates prior to Closing to secure obligations under Assumed Obligations shall be either paid to Seller or, if assigned to Buyer, Seller shall receive a credit
at Closing for any such deposits.








  



7







  








(c)            With respect to any amounts held by Seller in a resident escrow or trust account under any Property Agreement, at or promptly following Closing, Seller shall return the same to the depositor thereof (to the extent the amounts held in any such accounts have not been applied
against amounts owing by the depositor thereof in accordance with the terms of the applicable Property Agreement).





(d)            Seller shall receive all income from and shall be responsible for all expenses of the Property attributable to the period prior to the Proration Date, unless otherwise provided for in this Agreement.  In the event Buyer receives any payment from a tenant for
rent due for any period prior to the Proration Date or payment of any other receivable of Seller, Buyer shall forward such payment to Seller.





(e)            Buyer shall receive all income from and shall be responsible for all expenses of the Property attributable to the period from and after the Proration Date, unless otherwise provided for in this Agreement.  In the event Seller or Seller’s Affiliates receive
any payment from a tenant for rent due for any period from and after the Proration Date, Seller shall forward such payment to Buyer.





(f)             The parties agree that any amounts that may become due under this Section 2.5 shall be paid at Closing as can best be determined.  A post-Closing reconciliation of pro-rated items shall
be made by the Buyer and Seller within ninety (90) days after Closing and any amounts due at that time shall be promptly forwarded to the respective party in a lump sum payment.  Any additional amounts which may become due after such determination shall be forwarded at the time they are received.  Any amounts due under this Section 2.5 which cannot be determined within ninety (90) days after Closing shall be reconciled as soon
thereafter as such amounts can be determined.  Buyer and Seller agree that each shall have the right to audit the records of the other for up to one (1) year following Closing in connection with any such post-Closing reconciliation.





(g)            Buyer shall receive a credit towards the Purchase Price for any obligations as otherwise expressly agreed by the Buyer and Seller.





(h)            This Section 2.5 shall survive the Closing.





2.6            Escrow Agent.





(a)            By its execution and delivery of this Agreement, Escrow Agent agrees to be bound by the terms and conditions in Section 2.4 of this Agreement to the extent applicable to its duties, liabilities and obligations
as “Escrow Agent.”  Escrow Agent shall hold and dispose of the funds deposited with the Escrow Agent pursuant to this Agreement (“Escrowed Funds”) in accordance with the terms of this Agreement.  Escrow Agent shall incur no liability in connection with the safekeeping or disposition of the Escrowed Funds for any reason other than Escrow Agent’s breach of contract, willful misconduct or gross negligence.  Escrow
Agent shall be reimbursed by Buyer and Seller, jointly and severally, for all out-of-pocket costs and expenses incurred in connection with its obligations hereunder.  If Escrow Agent is in doubt as to its duties or obligations with regard to the Escrowed Funds, or if the Escrow Agent receives conflicting instructions from Buyer and Seller with respect to the Escrowed Funds, the Escrow Agent shall not be required to disburse the Escrowed Funds and may, at its option, continue to hold the Escrowed Funds
until both Buyer and Seller agree as to their disposition, or until a final judgment is entered by a court of competent jurisdiction directing their disposition, or the Escrow Agent may interplead the Escrowed Funds in accordance with the laws of the State of Florida.  Escrow Agent shall not be responsible for the preservation of principal or any interest on the Escrowed Funds except as is actually earned, or for the loss of any interest or principal resulting from the withdrawal of the Escrowed Funds
prior to the date interest is posted thereon.








  



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(b)            The Escrow Agent may resign upon written notice to the Seller and Buyer.  If a successor escrow agent is not appointed by the Seller and Buyer within this thirty (30) day period, the Escrow Agent may, but shall have no duty to, petition a court of competent
jurisdiction to name a successor.  If no successor escrow agent is appointed within thirty (30) days after such written notice, the Escrow Agent may withhold performance by it pursuant to Section 2.6(a) until such time as a successor escrow agent is appointed and, at such time, the Escrow Agent shall deliver the Escrowed Funds or other documents, instruments or items, if any, delivered to the Escrow Agent hereunder to any such successor
escrow agent; provided, however, the Escrow Agent shall act in accordance with any joint written instructions from the Seller and Buyer.





(c)            The Escrow Agent may be removed, with or without cause, by the Buyer and Seller acting jointly at any time by providing written notice to the Escrow Agent.





(d)            This Section 2.6 shall survive the Closing or the expiration or any termination of this Agreement.





ARTICLE III

DUE DILIGENCE PERIOD





3.1            Due Diligence Period.  During the Due Diligence Period, Buyer shall have the right to a complete physical inspection of the Property as the Buyer deems appropriate to review and evaluate the Property,
the nature and extent of the Property, and operations of the Property, and all rights and liabilities related thereto.  In consideration of the execution of this Agreement, Seller has provided certain requested items to facilitate such review and evaluation.  Buyer may request that other items be provided by Seller in addition to those already provided, which items shall be mutually agreed upon by the Buyer and Seller in their reasonable discretion.  During the Due Diligence Period,
Buyer shall have reasonable access to the Property at all reasonable times during normal business hours for the purpose of conducting reasonably necessary tests, including surveys and architectural, engineering, geotechnical and environmental inspections and tests, provided that, when practicable, (a) Buyer will give Seller prior notice of any such inspection or test and (b) all such tests shall be conducted by Buyer in compliance with Buyer’s responsibilities set forth in Section
3.2 below.  If Closing occurs, the parties have agreed to share certain expenses as provided in Section 9.4 below.  Otherwise, except as otherwise expressly set forth herein, Buyer shall bear its own cost of all such inspections or tests.








  



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3.2            Buyer’s Responsibilities.  In conducting any inspections, investigations or tests of the Property, Buyer shall (i) not unreasonably disturb the tenants or interfere with their use of the
Property; (ii) not materially or unreasonably interfere with the operation and maintenance of the Property; (iii) not materially damage any part of the Property or any personal property owned or held by any tenant or any third party; (iv) not injure or otherwise cause bodily harm to Seller or its agents, guests, invitees, contractors and employees or any tenants or their guests or invitees; (v) comply in all material respects with all Applicable Laws; and (vi) not permit any Liens to attach to the Property by
reason of the exercise of its rights hereunder.





3.3            Continuing Diligence and Inspection Rights.  Following the expiration of the Due Diligence Period, and prior to the Closing or any earlier termination of this Agreement, at reasonable times and
upon reasonable notice, Buyer or Buyer’s agent(s), consultants, or other retained professionals shall have the right, at Buyer’s expense, to perform or complete such further inspections and assessments of the Property as Buyer deems necessary or desirable to comply with Buyer’s internal requirements or the requirements of Buyer’s lenders, investors or members, including, without limitation, further inspection of environmental and structural aspects, assessments of the compliance of the
Property with all Applicable Laws, and customary pre-closing walk-throughs; provided, however, that nothing in this Section 3.3 shall extend the Due Diligence Period.





ARTICLE IV

REPRESENTATIONS AND WARRANTIES OF SELLER





The Seller hereby represents and warrants to the Buyer as of the Effective Date and as of the Closing as follows:





4.1            Organization; Good Standing of Seller.  Seller is a limited liability company, validly existing and in good standing under the
laws of the State of Florida, and is duly qualified to do business in the State of Florida, with all requisite company power and authority to carry on its business in the manner and in the location in which such business has been and is now being conducted, to execute and deliver this Agreement, and to perform its obligations hereunder.





4.2            Organization; Good Standing of Landlord.  To Sellers’ knowledge, Landlord is a corporation, validly existing and in good standing under the laws of the State of Delaware, and is duly qualified
to do business in the State of Florida, with all requisite company power and authority to carry on its business in the manner and in the location in which such business has been and is now being conducted, to execute and deliver the Deed.





4.3            Consent of Third Parties.  Except as otherwise set forth on Schedule 4.3 of
the Seller Disclosure Letter, no consent or approval of any third party is required as a condition to the entering into, performance or delivery of this Agreement by Seller other than such consent as has been previously obtained.





4.4            Authority; Enforceability.  The execution and delivery of this Agreement has been duly authorized by Seller, and this Agreement constitutes the valid and binding obligation and agreement of Seller,
enforceable against Seller in accordance with its terms.








  



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4.5            Absence of Conflicts.  Subject to obtaining the consents and approvals described on Schedule 4.3 of
the Seller Disclosure Letter, neither the execution, delivery or performance of this Agreement will (i) conflict with or result in any breach of any of the terms, conditions or provisions of, (ii) constitute a default under, (iii) result in a violation of, or (iv) give any third party the right to modify, terminate, or accelerate any obligation under, the provisions of the articles of organization or operating agreement of Seller and/or its Affiliates, any indenture, mortgage, lease, loan agreement or
other agreement or instrument to which Seller and/or its Affiliates is bound or affected, the Property Agreements or any Applicable Law.





4.6            No Judgments.  Except as set forth on Schedule 4.6 of the Seller Disclosure
Letter, there are no judgments (i) presently outstanding and unsatisfied against the Property, the Seller or any of Seller’s assets or, (ii) to Seller’s knowledge, presently outstanding and unsatisfied against Landlord or any of its assets other than the Property.





4.7            No Governmental Approvals.  Except as contemplated under Section 7.8(a) below, no order, permission, consent, approval, license, authorization,
registration or validation of, or filing with, or exemption by, any governmental agency, commission, board or public authority is required to authorize, or is required in connection with the execution, delivery and performance by Seller of this Agreement or the taking of any action contemplated by this Agreement, which has not been obtained.





4.8            Insurance.  Schedule 4.8 of the Seller Disclosure Letter sets
forth an accurate summary of all general liability, fire, theft, professional liability and other insurance currently maintained with respect to the Property.  Neither Seller, Manager nor, to Seller’s knowledge Landlord, has taken any action or failed to act in a manner, including the failure of Seller, Manager or Landlord, to give any notice or information, which would limit or impair the rights of Seller, Landlord or Manger under such insurance policies.  Prior to Closing Seller will
promptly notify Buyer of any potential losses or claims that may be covered by the insurance.





4.9            Litigation.  Except as set forth on Schedule 4.9 of the Seller Disclosure
Letter, there is no pending or, to Seller’s knowledge, considered or threatened judgment, litigation, proceeding, investigation or inquiry (by any person, governmental or quasi-governmental agency or authority or otherwise): (i) to which Seller or the Property is a party, including without limitation, litigation brought by Seller against any third party, (ii) to which Landlord is a party, including without limitation, litigation brought by Landlord against any third party, relating to or which may
otherwise materially adversely affect the Property, or (iii) to which the Manager is a party, including without limitation, litigation brought by Manager against any third party.





4.10          Compliance with Laws.  Except as provided on Schedule 4.10 of the Seller
Disclosure Letter, the Property has been and is presently used and operated by Seller, and to Seller’s knowledge was constructed, in compliance in all respects with, and in no way in violation of, any Applicable Law affecting the Property or any part thereof.  Neither the Seller nor the Manager has received notice of any such violation.





4.11          Environmental Matters.  Except as identified on Schedule 4.11 of the Seller
Disclosure Letter, neither Seller, Manager nor, to the Seller’s knowledge, the Landlord has generated, stored or disposed of any hazardous substance at or on the Property except in accordance with Applicable Law, and neither Seller, Manager nor, to Seller’s knowledge, Landlord has knowledge of any previous or present generation, storage, disposal or existence of any hazardous substance at or on the Property other than in accordance with all Applicable Laws.  The term “hazardous
substance” shall mean “hazardous waste,” “toxic substances,” “petroleum products,” “pollutants,” or other similar or related terms as defined or used from time to time in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended (“CERCLA”) (42 U.S.C. §§ 1801, et seq.),
the Resource Conservation and Recovery Act, as amended (42 U.S.C. § 6921, et seq.), similar state laws, including Chapters 376 and 403, Florida Statutes, and regulations (the “Environmental Laws”) adopted thereunder.  Neither Seller, Manager
nor, to Seller’s knowledge, the Landlord has filed or been required to file any notice reporting a release of any hazardous substance into the environment, and no notice pursuant to Section 103(a) or (c) of the CERCLA, 42 U.S.C. § 9601, et seq. or any other Environmental Law has been or was required to be filed.  Neither Seller, Manager nor, to Seller’s knowledge,
Landlord has received any notice letter under any Environmental Law or any notice or claim, and there is no investigation pending, contemplated, or to Seller’s or knowledge threatened, to the effect that Seller, Landlord or Manager is or may be liable for or as a result of the release or threatened release of hazardous substance into the environment or for the suspected unlawful presence of any hazardous waste on the Property.  Seller agrees to indemnify and hold Buyer, Tenant, and their Affiliates
harmless from any Loss resulting from a breach of this Section 4.11.  Notwithstanding the provisions of ARTICLE X, the agreement to indemnify in this Section 4.11 shall survive the Closing without limitation.








  



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4.12          Assessments.  There are no special or other assessments for public improvements or otherwise now affecting the Property, no pending or, to Seller’s knowledge, threatened special assessments affecting
the Property, and no contemplated improvements affecting the Property that may result in special assessments affecting the Property.





4.13          Property Agreements.  The Property Agreements listed on Exhibit B of the Seller Disclosure Letter are in full force
and effect and are all of the agreements relating to or affecting the Property.  Seller is not in default of any of its obligations under any of the Property Agreements, and Seller has no knowledge of any default on the part of any other party thereto.





4.14          Licenses.  Exhibit C of the Seller Disclosure Letter
is a true and complete list of all Licenses held by the Seller.  The Licenses listed on Exhibit C are valid and no material violations exist with respect to such Licenses.  No other Licenses are required to be held by the Seller for the lawful ownership, use, occupancy, operation and maintenance of the Property as an assisted living facility.  No applications, complaints or proceedings are pending
or, to the knowledge of Seller, contemplated or threatened which may (i) result in the revocation, modification, non-renewal or suspension of any License or of the denial of any pending applications, (ii) the issuance of any cease and desist order, or (iii) the imposition of any fines, forfeitures, or other administrative actions with respect to the Property or its operation.  A list of all unsatisfied or otherwise outstanding citations with respect to the Property or its operation is shown on Exhibit
G of the Seller Disclosure Letter.





4.15          Resident Agreements.  Except as otherwise noted on Schedule 4.15 of the Seller
Disclosure Letter, the rent roll attached hereto as Exhibit E of the Seller Disclosure Letter (the “Rent Roll”) is true and complete, and no Resident Agreement currently in effect with respect to the Property contains any material financial concession from the standard form of Resident Agreement for the Property attached to the Seller Disclosure
Letter as Exhibit F.  Seller is not in default under any of its material obligations under any Resident Agreement or any lease, and, except as set forth on Schedule 4.15 of the Seller Disclosure Letter, Seller has no knowledge of any material default on the part of any other party thereto.  All
of the Resident Agreements identified on the Rent Roll are currently in full force and effect as of the date of the Rent Roll.








  



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4.16          Medicare; Medicaid.  Except for the Seller’s participation in the Florida Nursing Home Diversion program (the “Florida
Diversion Program”), Seller has not in the past and currently is not receiving any payments under and has not in the past and currently is not certified for participation in any governmental payor programs relating to the Property, including but not limited to the Medicare and Medicaid programs (“Governmental Payor Programs”).  The Seller is currently
and has previously at all times been in compliance with the requirements, terms, rules, and regulations relating to the Florida Diversion Program and the Network Provider Agreement with Independent Living Systems, LLC related thereto dated May 1, 2008 and any modifications, amendments, or supplements thereof.





4.17          Condemnation.  Neither Seller, Manager nor, to Seller’s knowledge, Landlord has received any written notice of any pending or contemplated condemnation, eminent domain or similar proceeding, with
respect to all or any portion of the Property.





4.18          Condition of Property.





(a)            Real Property.  Except as described on Schedule 4.18 of the Seller
Disclosure Letter, with regard to the Real Property  to Seller’s Knowledge (i) there are no material structural defects, (ii) there is no insect or rodent infestation, (iii) the roof is free of leaks, (iv) there are no leaks in the foundation, (v) there are no toxic mold or mold-related problems, and (vi) all mechanical and utility systems servicing the Real Property are in good condition and proper working order, free of material defects and in substantial compliance with all Applicable
Laws.





(b)            Personal Property.  Except as described on Schedule 4.18 of the Seller
Disclosure Letter: (i) the Personal Property comprises all material assets, rights or property used in the operation of the assisted living facility located on the Real Property and constitutes all of the personal property used or required for the operation of the Property as an assisted living facility, and (ii) to Seller’s Knowledge, all of the Personal Property is in good condition, working order and repair (ordinary wear and tear excepted).





4.19          Independent Property.  Except as described on Schedule 4.19 of the Seller
Disclosure Letter, the Property is an independent unit which does not rely on facilities (other than facilities of public utility, sewer and water companies) located on any property not included in the Property (i) to fulfill any zoning, building code, or other municipal or governmental requirement, or (ii) for structural support or the furnishing of any essential building systems or utilities, including, but not limited to, electric, plumbing, mechanical, heating, ventilating and air conditioning systems.  To
Seller’s Knowledge no building or other improvements not included in the Property relies on any part of the Property to fulfill any zoning, building code, or other municipal or governmental requirement or for structural support or the furnishing of any essential building systems or utilities.








  



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4.20          Utilities Access.  Except as described on Schedule 4.20 of the Seller Disclosure
Letter, the Real Property has water supply, storm and sanitary sewer facilities, access to telephone, gas and electricity connections, fire protection, drainage, means of ingress and egress to and from public highways and, without limitation, other public utilities, all sufficient for normal operations.  To Seller’s Knowledge, the parking facilities located on the Property comply with all Applicable Laws or meet requisite exceptions or variances to such laws.  All public utilities
are installed and operating, and all installation and connection charges have been paid in full.  To Seller’s Knowledge, all streets and roads necessary for access to and full utilization of the Property, and every part thereof, have been built, completed, dedicated, and accepted for maintenance and public use by the appropriate governmental authorities or are otherwise owned and maintained by local governments for public use.  Seller does not have knowledge of any fact or condition
existing that would result or could result in the termination or reduction of the current access from the Property to the existing roads and highways or to sewer or other utility services presently serving the Property.





4.21          Zoning.  Except as provided on Schedule 4.10 of the Seller Disclosure Letter,
to Seller’s Knowledge the current use of the Property is permitted under the applicable municipal zoning ordinances, or special exceptions, variances, or conditions thereto, and the Property complies, to the extent required (including any waiver or grandfathering), with all conditions, restrictions and requirements of such zoning ordinances and all amendments thereto.





4.22          FIRPTA.  Seller is not a “foreign person” within the meaning of Section 1445 of the Code and the Regulations issued thereunder.





4.23          Interests; Title.





(a)            Title to Real Property. To Seller’s Knowledge, Landlord owns one hundred percent (100%) of the ownership interest in the Real Property, free and clear of all Liens except Permitted Exceptions and
Permitted Liens.  Except for the Option, to Seller’s Knowledge, there are no outstanding options or other rights to purchase or otherwise acquire any ownership interest in the Property.  





(b)            Title to Personal Property.  Except as described on Schedule 4.23 of
the Seller Disclosure Letter, Seller owns one hundred percent (100%) of the ownership interest in the Personal Property, free and clear of all Liens except Permitted Exceptions and Permitted Liens. Except as described on Schedule 4.23 of the Seller Disclosure Letter, all Personal Property is owned free and clear of any Lien, except for Personal Property that is leased as disclosed
on Schedule 4.23 of the Seller Disclosure Letter. There are no outstanding options or other rights to purchase or otherwise acquire any ownership interest in the Personal Property.  





4.24          Title Encumbrances.  Except as described on Schedule 4.24 of the Seller Disclosure
Letter, Seller is not in default under any of its material obligations under any recorded agreement, easement or instrument encumbering title to the Property, and Seller has no knowledge of any material default on the part of any other party thereto.








  



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4.25          Affordable Housing Units.  No bedroom or unit in the Property is leased or reserved for lease as an affordable housing unit or for low- or moderate-income residents.  The Property is not required
to lease or reserve any unit or bedroom as an affordable housing unit or bedroom or for low-income or moderate-income residents pursuant to a presently existing agreement or Applicable Law.





4.26          No New Survey Matters.  To Seller’s Knowledge, since the dates of the most recent surveys for the Real Property obtained by Buyer pursuant to Section
7.5(e)) no new survey matters have arisen in connection with the Real Property which would otherwise be required under the applicable ALTA/ACSM standards to be shown thereon.





4.27          Loans.  Except as described on Schedule 4.27 of the Seller Disclosure Letter,
there are no loans on the Property.





4.28          Patriot Act Compliance.  Patriot Act Compliance of Seller.  To the extent applicable to Seller, to Seller’s knowledge
Seller has complied in all material respects with the International Money Laundering Abatement and Anti-Terrorist Financing Act of 2001, which comprises Title III of the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (the “Patriot Act”) and the regulations promulgated thereunder, and the rules and regulations administered by the U.S. Treasury Department’s
Office of Foreign Assets Control (“OFAC”), to the extent such laws are applicable to Seller.  To Seller’s Knowledge Seller is not included on the List of Specially Designated Nationals and Blocked Persons maintained by the OFAC, nor is it a resident in, or organized or chartered under the laws of, (A) a jurisdiction that has been designated by the U.S. Secretary of the Treasury under Section 311 or 312 of the Patriot
Act as warranting special measures due to money laundering concerns or (B) any foreign country that has been designated as non-cooperative with international anti-money laundering principles or procedures by an intergovernmental group or organization, such as the Financial Action Task Force on Money Laundering, of which the United States is a member and with which designation the United States representative to the group or organization continues to concur.





4.29          Broker’s or Finder’s Fees.  CLW Health Care Services Group (“CLW”) is the sole agent, broker, investment banker
or other person or firm acting on behalf of or under the authority of Seller, Landlord or any Affiliate of Seller or Landlord, and to Seller’s Knowledge is the only person that will be entitled to any broker’s or finder’s fee or any other commission or similar fee, directly or indirectly, in connection with the transactions contemplated by this Agreement.  The Seller shall pay all fees and commissions owed to CLW in connection with the transactions contemplated by this Agreement.  This Section
4.29 shall survive the Closing or the expiration or any termination of this Agreement.





4.30          Insolvency.





(a)            Insolvency of Landlord.  To Seller’s knowledge, Landlord and its Affiliates have not (i) commenced a voluntary case or had entered against them a petition for relief under any Applicable
Law relative to bankruptcy, insolvency, or other relief for debtors, (ii) caused, suffered or consented to the appointment of a receiver, trustee, administrator, conservator, liquidator, or similar official in any federal, state or foreign judicial or nonjudicial proceeding to hold, administer, and/or liquidate all or substantially all of their respective assets, (iii) had filed against them any involuntary petition seeking relief under any Applicable Law relative to bankruptcy, insolvency, or other relief to
debtors which involuntary petition is not dismissed within sixty (60) days, or (iv) made a general assignment for the benefit of creditors.








  



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(b)            Insolvency of Seller.  Seller and its Affiliates have not (i) commenced a voluntary case or had entered against them a petition for relief under any Applicable Law relative to bankruptcy, insolvency,
or other relief for debtors, (ii) caused, suffered or consented to the appointment of a receiver, trustee, administrator, conservator, liquidator, or similar official in any federal, state or foreign judicial or nonjudicial proceeding to hold, administer, and/or liquidate all or substantially all of their respective assets, (iii) had filed against them any involuntary petition seeking relief under any Applicable Law relative to bankruptcy, insolvency, or other relief to debtors which involuntary petition is not
dismissed within sixty (60) days, or (iv) made a general assignment for the benefit of creditors.





4.31          Landlord’s Consent to Option Instruction.  As of Closing (but not as of the Effective Date) the Landlord has consented to the Seller’s instruction (the “Option
Instruction”) pursuant to the terms of the Option, directing the Landlord to convey the Property directly to Buyer, and no consent or approval of any third party is required as a condition to Seller’s exercise of the Option or the conveyance of the Property from Landlord to Buyer other than Landlord’s consent.  The Seller and the Landlord are full compliance with all of the terms, conditions, and requirements related to the exercise of the Option under the Lease and all other
related documents related to the Option.





4.32          Compliance with Lease.  The Lease is in full force and effect and has not been amended or modified by any oral or written agreement.  To Seller’s Knowledge Landlord and Seller are each
currently in full compliance with all of the terms of the Lease and no default or event of default has occurred, and no circumstances exist which could result in a default or event of default thereunder.





ARTICLE V

REPRESENTATIONS AND WARRANTIES OF BUYER





Buyer represents and warrants to Seller as of the Effective Date and as of the Closing as follows:





5.1            Organization and Good Standing.  Buyer is a limited liability company duly organized, validly existing and in good standing under the laws of the State of Delaware.  Buyer has all requisite
corporate power to own, operate, and lease the Property and carry on business as it is now being conducted and as the same will be conducted following the Closing.  As of the Closing, Buyer will be registered to do business under the laws of the State of Florida.





5.2            Authorization and Binding Effect of Documents.  The execution and delivery of this Agreement has been duly authorized by Buyer, and this Agreement constitutes the valid and binding obligation
and agreement of Buyer, enforceable in accordance with its terms (subject to the effect of bankruptcy, insolvency fraudulent conveyance, reorganization, moratorium and similar laws affecting creditor’s rights and remedies generally, and to limitations imposed by general principles of equity, whether applied by a court of law or of equity).








  



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5.3            Absence of Conflicts.  Neither the execution and delivery of this Agreement, nor compliance with the terms and provisions hereof, will (i) conflict with or result in any breach of any of the terms,
conditions or provisions of, (ii) constitute a default under, (iii) result in a violation of, or (iv) give any third party the right to modify, terminate, or accelerate any obligation under, the provisions of the articles of organization and any applicable limited liability company agreement or operating agreement of Buyer and/or its Affiliates, any indenture, mortgage, lease, loan agreement or other agreement or instrument to which Buyer and/or its Affiliates is bound or affected, or any Applicable Law to which
Buyer and/or its Affiliates is subject.





5.4            Consents.  The execution, delivery and performance by Buyer and/or its Affiliates of this Agreement and the other Documents, and consummation by Buyer and/or its Affiliates of the transactions
contemplated hereby and thereby, do not and will not require the authorization, consent, approval, exemption, clearance or other action by or notice or declaration to, or filing with, any court or administrative or other governmental body, or the consent, waiver or approval of any other person or entity, excluding consents that Seller is obligated to obtain under Section 7.12 below.





5.5            Patriot Act Compliance.  To the extent applicable to Buyer, to Buyer’s actual knowledge upon reasonable inquiry, Buyer has complied in all material respects with the Patriot Act and the
regulations promulgated thereunder, and the rules and regulations administered by OFAC, to the extent such laws are applicable to Buyer.  Buyer is not included on the List of Specially Designated Nationals and Blocked Persons maintained by the OFAC, nor is it a resident in, or organized or chartered under the laws of, (A) a jurisdiction that has been designated by the U.S. Secretary of the Treasury under Section 311 or 312 of the Patriot Act as warranting special measures due to money laundering concerns
or (B) any foreign country that has been designated as non-cooperative with international anti-money laundering principles or procedures by an intergovernmental group or organization, such as the Financial Action Task Force on Money Laundering, of which the United States is a member and with which designation the United States representative to the group or organization continues to concur.





5.6            Broker’s or Finder’s Fees.  No agent, broker, investment banker, or other person or firm acting on behalf of Buyer or any of its Affiliates or under its authority, is or will be entitled
to any broker’s or finder’s fee or any other commission or similar fee, directly or indirectly, from Buyer or any of its Affiliates in connection with the transactions contemplated by this Agreement.  This Section 5.6 shall survive the Closing or the expiration or any termination of this Agreement.





ARTICLE VI

OTHER COVENANTS





6.1            Conduct of Business Prior to the Closing.  Seller covenants and agrees that from the Effective Date through the Closing, unless Buyer otherwise consents in writing, Seller and its Affiliates shall:





(a)            Operate the Property in the ordinary course of business, including (i) incurring expenses consistent with the past practices, (ii) using commercially reasonable efforts to preserve the Property’s present business operations, organization and goodwill and its relationships
with residents, customers, employees, advertisers, suppliers and other contractors, and (iii) maintaining the Licenses listed on Exhibit C of the Seller Disclosure Letter.








  



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(b)            Operate the Property and otherwise conduct business in accordance with the terms or conditions of the Licenses listed on Exhibit C of the Seller Disclosure Letter, all Applicable Laws
having jurisdiction over any aspect of the operation of the Property and all applicable insurance requirements.





(c)            Maintain the books and records for the Property.





(d)            Timely comply in all material respects with the Property Agreements.





(e)            Not sell, lease, grant any rights in or to or otherwise dispose of, or agree to sell, lease or otherwise dispose of, the Property in whole or in part, except to residents of the facility in the ordinary course of business using a form of resident agreement agreed upon
by Seller and Buyer.

 

(f)             Take commercially reasonable efforts to maintain the Personal Property currently in use in reasonably good operating condition and repair, except for ordinary wear and tear, in a manner consistent with past practices.





(g)            Perform all covenants, terms, and conditions and make all payments in a timely fashion, under any loans listed on Schedule 4.27 of the Seller
Disclosure Letter.





(h)            Not amend or modify the Property Agreements or take or fail to take any action thereunder outside the ordinary course of Seller’s business.





(i)             Subject to Section 12.16 below, not make any alterations or improvements to the Property or make any capital expenditure with respect to the Property in excess of ONE HUNDRED THOUSAND AND NO/100 U.S.
DOLLARS ($100,000.00) other than those that are required by Applicable Law or that are necessary to preserve the coverage under or comply with the terms of any insurance policy with respect to the Property.





(j)             Not enter into any agreement which calls for annual payments in excess of TEN THOUSAND AND NO/100 U.S. DOLLARS ($10,000.00) or for a term in excess of one year, unless such agreement can be terminated upon not more than sixty (60) days prior written notice without
the payment of any termination fee or penalty payment.





(k)            Provide the Buyer with a current Rent Roll on the first day of each month.





6.2            Notification of Certain Matters.  Seller shall give prompt written notice to Buyer, and Buyer shall give prompt written notice to Seller, of (i) the occurrence, or failure to occur, of any event
that would be likely to cause any of its respective representations or warranties contained in this Agreement to be untrue or inaccurate in any material respect at any time from the Effective Date to the Closing, and (ii) any failure to comply with or satisfy, in any material respect, any covenant, condition, or agreement to be complied with or satisfied under this Agreement.








  



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6.3            Title; Additional Documents.  At the Closing, Seller or Landlord, as their interests may appear, shall transfer and convey to Buyer good and indefeasible fee simple title to the Property, free
and clear of any Liens except Permitted Exceptions and Permitted Liens.  At the Closing, all warranties and guaranties, to the extent assignable or transferable, relating to the Property shall be transferred by Seller to and shall be held and owned by Buyer.





6.4            Other Consents.  Seller shall obtain the consents or waivers to the transactions contemplated by this Agreement required under the Property Agreements.





6.5            Inspection and Access.  Seller shall, commencing on the Effective Date of this Agreement, open the assets, books, accounting records, correspondence and files of Seller (to the extent related
to the operation of the Property) for examination by Buyer, its officers, attorneys, accountants and agents, with the right to make copies of such books, records and files or extracts therefrom.  Such access will be available to Buyer during normal business hours, upon notice, in such manner as will not unreasonably interfere with the conduct of the business of the Property.  Seller will make available to Buyer such additional data and other available information regarding the Property as
Buyer may reasonably request.  Those books, records and files which relate to the Property that are not transferred to Buyer shall be preserved and maintained by Seller for two (2) years after the Closing, or such greater amount of time required by Applicable Law, and those books, records and files relating to the Property the possession of which is being transferred to Buyer hereunder shall be maintained and preserved by Buyer for a period of two (2) years after the Closing, or such greater amount
of time required by Applicable Law.





6.6            Confidentiality.





(a)            Confidential Information.  Any and all nonpublic information, documents, and instruments delivered to Buyer by Seller or its agents or Affiliates and any and all nonpublic information, documents, and instruments
delivered to Seller by Buyer or its agents or Affiliates, including, without limitation, this Agreement, the Documents and all agreements referenced herein, are of a confidential and proprietary nature.  Buyer and Seller agree that prior to Closing, each will maintain the confidentiality of all such confidential information, documents or instruments delivered to each by the other party or its agents in connection with the negotiation of, or in compliance with, this Agreement,
and only disclose such information, documents, and instruments to their duly authorized officers, directors, representatives and agents, or as otherwise required by Applicable Law.  Buyer and Seller further agree that if the transactions contemplated hereby are not consummated and this Agreement is terminated, each will return all such documents and instruments and all copies thereof in their possession to the other party.  This Section
6.6(a) shall survive as to both Seller and Buyer in the event this Agreement is terminated prior to Closing and shall survive as to Seller (and not Buyer) following Closing.





(b)            Confidentiality of Agreement.  Seller and Buyer will not disclose the terms or existence of this Agreement to any third party without the prior written consent
of the other party or its agents, except that Seller and Buyer may disclose such terms to their respective attorneys, accountants, consultants, engineers, other advisers, members, shareholders, the Buyer’s potential investors or lenders, and as required by Applicable Law or by Section 7.8 without such prior written consent.  This Section
6.6(b) shall survive as to both Seller and Buyer following Closing or in the event this Agreement is terminated prior to Closing.








  



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(c)            Permitted Uses of Information.  Notwithstanding the forgoing, nothing in this Section 6.6 shall
prevent the Buyer from making any disclosure regarding this Agreement to the Securities and Exchange Commission (the “SEC”) necessary to comply with any reporting, disclosure, or filing requirements imposed upon the Buyer by the SEC.





(d)            Irreparable Harm.  Seller and Buyer recognize that any breach of this Section 6.6 
would result in irreparable harm to the other party; therefore, the Seller or the Buyer shall be entitled to an injunction to prohibit any such breach or anticipated breach, without the necessity of proving actual damages or posting a bond, cash or otherwise, in addition to all of other legal and equitable remedies.





6.7            Publicity.  The parties agree that no public release or announcement concerning the transactions contemplated hereby shall be issued by any party prior to Closing except as required by Applicable
Law.





6.8            Reasonable Best Efforts.  Subject to the terms and conditions of this Agreement, each party will use its commercially reasonable efforts to take all actions and to do all things necessary, proper
or advisable and in its power to satisfy any condition for which such party is responsible hereunder and to consummate and make effective as soon as practicable the transactions contemplated by this Agreement.





6.9            Reports.  Seller shall file on a current and timely basis until the Closing, all reports and documents required to be filed with respect to the Licenses.  True and complete copies of
all such reports filed as of the Effective Date and continuing through the Closing shall be promptly supplied to Buyer by Seller.





6.10          Post-Closing Obligations of Seller.  Following Closing, Seller shall use, and shall cause Seller’s Affiliates to use, reasonable diligent efforts to cooperate with Buyer and its Affiliates to
(a) confirm that all Licenses are obtained and held by the proper entity for operation of the Property, and (b) to the extent not previously transferred to Buyer, to provide any records in Seller’s custody or control which may be requested of Buyer by any authorized governmental agency.  Further, upon Buyer’s request, for a period of one (1) year after Closing, Seller shall make the operating statements and any and all books, records, correspondence, financial data, leases, delinquency reports
and all other documents and matters maintained by Seller or its agents and relating to receipts and expenditures pertaining to the Property for the three (3) most recent full calendar years and the current calendar year (collectively, the “Records”) available to Buyer for inspection, copying and audit by Buyer's designated accountants, and at Buyer's expense.  This Section
6.10 shall survive the Closing.





6.11          No Other Representations or Warranties.





(a)            Buyer agrees that, except for the representations and warranties made by Seller and expressly set forth in this Agreement, neither the Seller nor any of its Affiliates or its respective representatives have made (and shall not be construed as having made) to Buyer or
any representatives thereof any representation or warranty of any kind.








  



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(b)            Seller agrees that, except for the representations and warranties made by Buyer and expressly set forth in this Agreement, neither Buyer nor any of its Affiliates or its representatives have made (and shall not be construed as having made) to Seller or to any of Seller’s
Affiliates or any respective representatives thereof any representation or warranty of any kind.





6.12          Noncompetition.  Except as expressly provided herein, from the Closing through the second anniversary of the Closing, Seller and Seller’s Affiliates shall not directly or indirectly (unless acting
in accordance with Buyer’s written consent) own, manage, operate, finance or participate in the ownership, management, operation or financing of, or permit its name to be used by or in connection with, any competitive business or enterprise located within a five (5) mile radius of the Real Property.  For purposes of this Section 6.12, the term “competitive business or
enterprise” shall mean an assisted living facility but shall expressly not include the facility known as Windsor of Bradenton located at 2800 60th Avenue W., Bradenton, FL 34207.  This Section 6.12 shall survive Closing.





6.13          Exclusivity.  From and after the Effective Date to the Closing or termination of this Agreement according to the terms hereof, Seller shall not take any action, directly or indirectly, to encourage,
initiate or engage or participate in discussions or negotiations with, or provide any information to, any party, other than Buyer, concerning a potential transaction involving the  purchase and sale of the Property, the purchase and sale of all or substantially all of the ownership interest of Seller, or any transaction similar to the foregoing.





6.14          Exercise of Option and Delivery of Deed by Landlord.  Seller shall (a) take all action necessary with respect to the exercise of the Option, including but not limited to all actions required pursuant
to the terms of the Lease and the other documents related to the Option, (b) comply with the terms of the Lease and maintain in full force and effect and not default under the Lease, and (c) deliver the Deed to Buyer.





ARTICLE VII

CONDITIONS PRECEDENT TO THE

OBLIGATION OF BUYER TO CLOSE





Buyer’s obligation to close pursuant to the terms of this Agreement is subject to the satisfaction, on or prior to the Closing, of each of the following conditions, unless waived by Buyer in writing:





7.1            Accuracy of Representations and Warranties; Closing Certificate.  Except for any changes permitted by the terms of this Agreement or consented to in writing by Buyer, each of the representations
and warranties made by Seller in this Agreement or in any certificate delivered pursuant to Section 9.2 that is qualified as to knowledge or materiality shall be true and correct in all respects when made and shall be true and correct in all respects at and as of the Closing as though such representations and warranties were made or given on and as of the Closing, and each of such representations and warranties that is not qualified as to knowledge
or materiality shall be true and correct when made and shall be true and correct in all material respects at and as of the Closing as though such representations and warranties were made or given on and as of the Closing.  For purposes of determining whether the representations and warranties made by the Seller pursuant to this Agreement are true and correct at and as of the Closing, the Schedules and Exhibits contained in the Seller Disclosure Letter shall be deemed to include only that information
contained therein on the date such Schedules and Exhibits are acknowledged pursuant to Section 12.13, and shall be deemed to exclude any information disclosed to Buyer pursuant to Section 6.2 or otherwise.








  



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7.2            Performance of Agreement.  Seller and its Affiliates shall have performed in all material respects all of their covenants, agreements and obligations required by this Agreement to be performed
or complied with by them prior to or upon the Closing.





7.3            No Adverse Change.  No change or development shall have occurred which has or is likely to materially affect the Property, its use or its value.





7.4            Conveyance of Real Property.  The Landlord shall have conveyed to Buyer the Real Property.





7.5            Title Insurance and Survey.





(a)            Within five (5) days after the execution of this Agreement, Buyer shall order commitments for owner’s policies of title insurance (the “Title Commitment”) issued by the Title Insurer covering
fee simple title to the Property, in which the Title Insurer shall agree to insure, in such amount as Buyer deems adequate, merchantable title to such interests free from the Schedule B standard printed exceptions and all other exceptions except for (i) exceptions which, under applicable state rules and regulations, cannot be deleted or modified and (ii) Permitted Exceptions, with such endorsements as Buyer shall reasonably require and with insurance coverage over any “gap” period.  Such
Title Commitments shall have attached thereto complete, legible copies of all instruments noted as exceptions therein, and shall be delivered promptly to Buyer upon receipt by Seller.





(b)            If (i) any of the Title Commitments reflect any exceptions to title other than Permitted Liens which are not acceptable to Buyer in Buyer’s sole discretion, or (ii) the Survey to be obtained by Buyer pursuant to Section
7.5(e) below discloses anything not acceptable to Buyer in Buyer’s sole discretion, or (iii) at any time prior to the Closing, title to Landlord’s interests in the Property is encumbered by any exception to title other than Permitted Liens, which was not on the initial Title Commitment for the Property and is not acceptable to Buyer in Buyer’s sole discretion (any such exception or unacceptable statement of fact being referred to herein as a “Title
Defect”), then Buyer shall, on or before the later of the end of the Due Diligence Period or ten (10) days following receipt of such Title Commitment, as the case may be, give Seller written notice of such Title Defect (the “Title Notice”).  Such Title Notice shall include a copy of the relevant Title Commitment and copies of the exceptions.  Any exception to title that is (x) disclosed in the Title Commitment,
or (y) identified on a Survey, which, in either case, is not identified as a Title Defect in the Title Notice, shall be deemed to be a “Permitted Exception” for purposes of this Agreement.  Seller shall have the right, but not the obligation, within ten (10) days after receipt of any such Title Notice, to notify Buyer that Seller or Landlord, as applicable, will take the action necessary to remove such Title Defect.  If
Seller elects to so notify Buyer, then, on or before the Closing, Seller shall provide Buyer with reasonable evidence of such removal.  Notwithstanding anything contained herein to the contrary, the following items (the “Required Cure Items”) must be cured prior to or at Closing (with either Seller or Landlord having the right to apply the portion of the Purchase Price allocated to either such party pursuant to Section
2.3 hereof, or a portion thereof, for such purpose): (x) all mortgages, security deeds, and other security instruments, (y) all past Taxes, and (z) all judgments against the Seller or Landlord, which may constitute a Lien.








  



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(c)            In the event (x) Buyer timely gives a Title Notice to Seller and the Title Defects specified therein are not cured on or before the Closing, (y) a Required Cure Item is not cured on or before the Closing, or (z) if Seller does not timely notify Buyer that Seller will
remove Title Defects within the ten (10) days as specified above (in which case Buyer shall make its election pursuant to this subsection (c) prior to the later of March 31, 2009 or ten (10) days following the date of such Title Notice), Buyer shall have the option to:





(d)            In the event Buyer timely gives a Title Notice to Seller and the Title Defects specified therein are not cured on or before the Closing, if Seller does not timely notify Buyer that Seller will remove Title Defects within the ten (10) days as specified above, or in the
event a Required Cure Item is not cured on or before the Closing, Buyer shall have the option to:






	
  
	
(i)
	
accept Landlord’s interest in the Real Property subject to such Title Defect(s) or Required Cure Item(s), in which event such Title Defect(s) or Required Cure Item(s) shall become part of the Permitted Exceptions, and to close the transaction contemplated hereby in accordance with the terms of this Agreement;









	
  
	
(ii)
	
pay any sum necessary to cure the Title Defect(s) or Required Cure Item(s) and deduct such amount from the Purchase Price; or









	
  
	
(iii)
	
by giving Seller written notice of Buyer’s election, to terminate this Agreement and receive a refund of the Earnest Money Deposit, in which event no party shall have any further rights or obligations to the other hereunder, except for such rights and obligations that, by the express terms hereof, survive any termination of this Agreement.  If Buyer elects to proceed with the Closing without giving
notice of its election of this option (ii), it will be deemed to have accepted such Title Defect(s) or Required Cure Item(s)as Permitted Exceptions.








Notwithstanding the foregoing, nothing contained in section shall limit the right of the Buyer to pursue any and all remedies provided in Section 11.2 of this Agreement as a result of Seller’s default.





(e)            Seller has previously provided Buyer with copies of any existing boundary surveys for the Property.  Buyer may, at Buyer’s expense, order one or more boundary surveys for the Property (the “Survey”)
prepared by a registered land surveyor or surveyors satisfactory to Buyer.  Each Survey shall (i) be completed in accordance with Buyer’s reasonable survey requirements, and shall be certified to Buyer, the Title Insurer and any Lender of Buyer by such surveyor; (ii) have one perimeter description for the Property; (iii) show all easements, rights-of-way, setback lines, encroachments and other matters affecting the use or development of the Property; and (iv) disclose on the face thereof the gross
and net acreage of the Property.








  



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(f)             Notwithstanding anything in this Agreement to the contrary, Seller covenants and agrees that at or prior to Closing, Seller shall (i) pay or cause to be paid in full and cause to be canceled and discharged or otherwise bond and discharge as liens against the Property
all mechanics’, materialmen’s, repairmen’s, contractors’ or other similar Liens which encumber the Property as of the Effective Date created by, through or under Seller or which may be filed against the Property after the Effective Date created by, through or under Seller and on or prior to the Closing Date (ii) pay or cause to be paid in full all past due ad valorem taxes and assessments of any kind constituting a lien against the Property which are due and payable, and (iii) pay or cause
to be paid in full, or cause to be canceled and discharged all security deeds or other security instruments encumbering the property and created by or through Seller, except to the extent Buyer assumes any of the obligations secured by such instruments, and all judgments which have attached to and become a lien against the Property by, through or under Seller.  In the event Seller fails to cause such liens and encumbrances to be paid and canceled at or prior to Closing, Buyer shall be entitled to pay
such amount to the holder thereof as may be required to pay and cancel same, and to credit the amount so paid against the Purchase Price allocated to the Buyer pursuant to Section 2.3 hereof.  Notwithstanding the foregoing, nothing contained in section shall limit the right of the Buyer to pursue any and all remedies provided in Section 11.2 of this Agreement as a result
of Seller’s default.





(g)            At Closing, the Title Insurer shall be prepared to issue a title insurance policy in accordance with the Title Commitment, with all endorsements reasonably required by Buyer and with coverage over any “gap” period.





(h)            Title Expenses (as herein defined) shall be paid by the parties in accordance with Section 9.4 hereof.





7.6            Other Inspections.  Prior to the Closing, at reasonable times and upon reasonable notice, Buyer or Buyer’s agent(s), consultants, or other retained professionals shall have the right, at
Buyer’s expense, to perform or complete such inspections and assessments of the Property as Buyer deems necessary or desirable, including, without limitation, environmental and structural aspects, and assessments of the compliance of the Property with all Applicable Laws.  Buyer shall cause its inspectors and/or consultants to deliver to Seller at Seller’s sole cost and expense a copy of each such inspection report at the time such report(s) are delivered to Buyer.





7.7            Delivery of Closing Documents.  Seller shall have delivered or caused to be delivered to Buyer on the Closing each of the Documents required to be delivered pursuant to Section
9.2.





7.8            Licenses.





(a)            So long as this Agreement remains in effect Buyer and Seller will timely and diligently implement and complete the Florida Change of Ownership Process (“CHOW”) required by the Bureau of Long
Term Care Services (the “Bureau”) of the Florida Agency for Health Care Administration.  As required by the CHOW, Seller will file with the Bureau its written notice of intent to sell community at least sixty (60) days prior to Closing.  Similarly at least sixty (60) days prior to Closing Buyer shall submit to the Bureau its required application in accordance with the application and checklist prescribed by the Bureau
and available at http://ahca.myflorida.com/MCHQ/Long_Term_Care/Assisted_living/alf.shtml.  Upon Closing, Buyer will present closing documents to the Bureau, and Seller and Buyer shall take any other action required to cause the Bureau to issue Buyer a provisional license, with the Standard/Permanent license being issued within six months thereafter, all as contemplated by the CHOW.  Seller shall, and shall cause Manager to, reasonably cooperate with the Post-Closing Licensee in obtaining such
Licenses at or prior to Closing, at no cost to Seller.  The Post-Closing Licensee shall diligently pursue all required Licenses.








  



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(b)            In the event the regulatory authorities (i) assert that there are violations and require repairs or alterations to be made to cure such violations, or (ii) assess fines as a result of operational issues and require such fines to be paid prior to issuing Licenses to the
Post-Closing Licensee or prior to confirming to Buyer that the Licenses are in place, no material violations exist, and the Property is in good standing, the Seller’s performing of all such required repairs and alterations at Seller’s expense and payment of any and all such fines by Seller shall be a condition to Buyer’s Closing.  If any operational changes are required by such regulatory authorities as a condition to issuing Licenses, Seller’s implementing such action at Seller’s
expense shall be a material obligation and condition to Closing.  If Seller fails to take such foregoing actions, Buyer shall have the remedy available under Section 11.2(a).





(c)            Sections 7.8(a) and (b) shall survive Closing.





7.9            Termination of Existing Management Agreement.  Buyer shall have received evidence from Seller, satisfactory to Buyer in its sole discretion, that any existing management agreement between the
Manager and the Seller has been terminated without fee or cost to Buyer.





7.10          Management Agreement.  Buyer and Manager shall have entered into an agreement (the “Management Agreement”) for the continued
management of the Property by the Manager, in form and substance reasonably acceptable to Buyer.





7.11          Governmental Approvals.  Seller shall have obtained all authorizations, consents, orders, or approvals of, shall have made all declarations or filings with, and shall have allowed the expiration of
waiting periods imposed by, any governmental agencies necessary for the consummation of the transactions contemplated by this Agreement.





7.12          Third-Party Consents.  Seller shall have obtained such consents to assignment, waivers and similar instruments as Buyer reasonably determines are necessary to permit the assignment of the Property Agreements,
in form and substance reasonably satisfactory to Buyer.





7.13          Financing Contingency.  On or before Closing, Buyer shall have obtained financing for all or a portion of the Purchase Price at such an amount and under such terms as are acceptable to Buyer.  Notwithstanding
the last paragraph of Section 11.1, if Buyer terminates the Agreement because of the failure of this contingency, Seller will be reimbursed for all actual, reasonable, out-of-pocket expenses incurred by Seller with third parties in negotiating and performing this Agreement.








  



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7.14          Guaranty.  The Seller shall have caused Windsor Senior Living, LLC (the “Guarantor”) to execute and deliver a guaranty of the
Seller’s obligations to the Buyer hereunder, including without limitation all obligations contained in ARTICLE X and ARTICLE XI hereof, in the form attached as Exhibit A-1 to this Agreement (the “Guaranty”).





ARTICLE VIII

CONDITIONS PRECEDENT TO THE

OBLIGATION OF SELLER TO CLOSE





The obligation of the Seller to close pursuant to the terms of this Agreement is subject to the satisfaction, on or prior to the Closing, of each of the following conditions, unless waived by Seller in writing:





8.1            Accuracy of Representations and Warranties.  The representations and warranties of Buyer contained in this Agreement shall be true and correct in all material respects on the Effective Date and
as of the Closing with the same effect as though made at such time, except for changes that are not materially adverse to Seller.





8.2            Performance of Agreements.  Buyer shall have performed in all material respects all of its covenants, agreements, and obligations required by this Agreement and each of the other Documents to
be performed or complied with by it prior to or upon the Closing.





8.3            Delivery of Closing Documents.





 Buyer shall have delivered or caused to be delivered to Seller on the Closing each of the Documents required to be delivered pursuant to Section 9.3.





ARTICLE IX

CLOSING





9.1            Closing Date and Place.





 The Closing shall take place on May 1, 2009 or at such earlier or later date and time as may be agreed upon by the Buyer and Seller (the “Closing Date”).  Parties need not attend the Closing in person and may instead close from their respective,
remote locations through the exchange of executed documents and the closing deliverables required hereunder.





9.2            Deliveries of Seller.  At the Closing, Seller shall deliver or cause to be delivered to Buyer the following, in each case in form and substance reasonably satisfactory to Buyer:





(a)            A governmental certificate, dated as of a date as near as practicable to the Closing, showing that Seller (i) is duly organized and in good standing in the state of organization of Seller, and (ii) is qualified to do business in the state in which the Property is located.








  



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(b)            A quit claim deed (or its equivalent) and a quit claim bill of sale and other instruments of transfer and conveyance transferring the Property held or owned by Landlord (or Landlord’s Affiliates) to Buyer free of all Liens other than the Permitted Exceptions and
Permitted Liens; provided, however, that, in the event the title insurance company will not issue an owner’s policy for the Property pursuant to a quitclaim deed from Landlord, a limited warranty deed from Landlord transferring the Property held or owned by Landlord shall be delivered.  The quit claim deed or limited warranty deed, as applicable, to be delivered pursuant
to this Section 9.2(b) is referred to herein as the “Deed.”





(c)            A certificate of the secretary (or the equivalent thereto if none) of Seller attesting as to the incumbency of each manager, officer, and authorized representative of Seller who executes this Agreement and any of the other Documents, certifying that resolutions and consents
necessary for Seller to act in accordance with the terms of this Agreement have been adopted or obtained (with copies thereof attached) and to similar customary matters.





(d)            A bill of sale (with general warranty of title) and other instruments of transfer and conveyance transferring the Property held or owned by Seller (or Seller’s Affiliates) to Buyer free of all Liens other than the Permitted Exceptions and Permitted Liens.





(e)            A certificate of non-foreign status under Section 1445 of the Code, complying with the requirements of the Income Tax Regulations promulgated pursuant to such Section.





(f)             A certificate that the conditions specified in Sections 7.1 and 7.2 are satisfied as of the Closing.





(g)            A true, correct and complete Rent Roll for the Property five (5) days prior to Closing, certified by Seller, listing each resident as of the Closing, the unit, bed or room number of such resident, the amount of monthly fees to be paid by such resident, the amount of
security deposit, the date of the Resident Agreement, and the expiration date of such Resident Agreement.





(h)            Assignments of the Property Agreements and Licenses from Seller, duly executed by Seller.





(i)             All third-party consents described in Section 7.12.





(j)             Opinions from counsel for Seller in the form attached to the Seller Disclosure Letter as Exhibit D, regarding the due organization, good standing, power and authority, and due execution
of this Agreement and all other Documents by Seller.





(k)            The Management Agreement, duly executed by the Manager.





(l)             A duly executed Guaranty from each of the Guarantors.





(m)           Unaudited and unreviewed historical financial statements and any other documents identified by Buyer that are required to allow the Buyer to comply with any reporting, disclosure, or filing requirements imposed
upon the Buyer by the SEC with respect to the transactions contemplated by this Agreement.  Additionally, Seller shall provide Buyer, but without expense to Seller, with (a) an audit letter in substantially the form as Exhibit H attached to the Seller Disclosure Letter and made a part hereof, and (b) copies of, or access to, such factual information as may be reasonably requested by Buyer or its designated
accountants, and in the possession or control of Seller, to enable Buyer to file any filings required by the SEC in connection with the purchase of the Property.  








  



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(n)            Such additional information, materials, affidavits and certificates as Buyer shall reasonably request to evidence the satisfaction of the conditions to Seller’s obligations hereunder, including without limitation, evidence that all consents and approvals required
as a condition to Buyer’s obligation to close hereunder have been obtained, title affidavits, such affidavits and indemnities as the Title Insurer may reasonably require to issue the Title Insurance policies, the gap coverage and all endorsements and any other documents expressly required by this Agreement to be delivered by Seller at Closing, or as may be reasonably required by the Title Insurer.





9.3            Deliveries of Buyer.  At the Closing, Buyer shall deliver or cause to be delivered to Seller the following, in each case in form and substance reasonably satisfactory to Seller:





(a)            The Purchase Price in accordance with Section 2.3, subject to the adjustments under Section 2.5.





(b)            A certificate that the conditions specified in Sections 8.1 and 8.2. are satisfied as of the Closing.





(c)            An agreement by Buyer assuming the Assumed Obligations.





(d)            A governmental certificate, dated as of a date as near as practicable to the Closing, showing that Buyer is (i) duly organized and in good standing in the state of its formation, and (ii) is qualified to do business in the state where the Property is located.





(e)            A certificate of the secretary (or the equivalent thereto if none) of Buyer attesting as to the incumbency of each officer or authorized representative of Buyer who executes this Agreement and/or any of the other Documents, certifying that resolutions and consents necessary
for Buyer to act in accordance with the terms of this Agreement have been adopted or obtained (with copies thereof attached) and to similar customary matters.





(f)             The Management Agreement, duly executed by the Buyer.





(g)            Such additional information and materials as Seller shall have reasonably requested to evidence the satisfaction of the conditions to its obligations hereunder.





9.4            Closing Costs.  Buyer and Seller shall each pay their respective attorneys’ fees and expenses.  All other due diligence and closing costs except for costs directly related to Buyer’s
financing (collectively, “Transaction Costs”) shall be shared by Seller and Buyer with each paying fifty percent (50%) of all such costs, including without limitation documentary stamp tax on the Deed, all costs associated with the Survey, appraisals of the Property, environmental inspections and reports, termite inspections, and all recording fees and expenses associated with the Deed; provided, however,
that two-thirds (2/3) of all costs of the Title Insurer to issue an owner’s title insurance policy without endorsements (collectively, the “Title Expenses”) shall be paid by Buyer and one-third (1/3) of such Title Expenses shall be paid by Seller.  Buyer shall pay all costs associated with its loan; any lender title insurance charges; and charges for any endorsements
requested for the owner’s title insurance policy.  The cost sharing referred to above shall occur only if the closing occurs.  If Closing does not occur for any reason the provisions of Section 11.1 or 11.2, as applicable, shall determine each parties responsibility for the costs incurred by the parties with respect to this Agreement.  Any reimbursement of Seller expenses shall not reduce any entitlement Seller may have to the Escrowed Funds.








  



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ARTICLE X

INDEMNIFICATION





10.1          General.  The rights to indemnification set forth in this ARTICLE X and the other rights
described in this Agreement shall be in addition to all other rights to monetary damages that any party (or the party’s successors or permitted assigns) would otherwise have by Applicable Law in connection with the transactions contemplated by this Agreement or any other Document; provided, however, that neither party shall have the right to be compensated more than once for
the same monetary damage.





10.2          Indemnification by Seller.  From and after Closing, Seller shall indemnify, defend, and hold harmless Buyer, Tenant, and each of their officers, directors, employees, Affiliates, successors and assigns
from and against, and pay or reimburse each of them for and with respect to, any Loss relating to, arising out of or resulting from any of the following:





(a)            Any breach by Seller of any of its representations, warranties, covenants or agreements in this Agreement or any other Document;





(b)            The ownership, operation or control of the Property prior to the Closing, including without limitation, any and all liabilities which relate to events occurring prior to the Closing, regardless of when they are asserted or whether such was disclosed to Buyer and regardless
of whether such was a breach of any representation, warranty, or covenant by Seller, except for (i) Assumed Obligations, and (ii) obligations, indebtedness or liabilities to the extent of any Adjustment Amount credited to the Buyer; and





(c)            Claims by CLW or any other party claiming to have represented Seller or Landlord as broker or agent in connection with the transactions contemplated by this Agreement.





(d)            The Accrued Employee Benefits.





10.3          Indemnification by Buyer.  From and after Closing, Buyer shall indemnify, defend and hold harmless Seller and its officers, directors, employees, agents, representatives, Affiliates, successors and
assigns from and against, and pay or reimburse each of them for and with respect to any Loss relating to, arising out of or resulting from any of the following:





(a)            Any material breach by Buyer of any of its representations, warranties, covenants or agreements in this Agreement or any other Document; and








  



29







  








(b)            The Assumed Obligations.





10.4          Administration of Indemnification.  For purposes of administering the indemnification provisions set forth in Section 10.2 and Section
10.3, the following procedure shall apply:





(a)            Whenever a claim shall arise for indemnification under this ARTICLE X, the party entitled to indemnification (the “Indemnified Party”)
shall give a reasonably prompt written notice to the party from whom indemnification is sought (the “Indemnifying Party”) setting forth in reasonable detail, to the extent then available, the facts concerning the nature of such claim and the basis upon which the Indemnified Party believes that it is entitled to indemnification hereunder.





(b)            In the event of any claim for indemnification resulting from or in connection with any claim by a third party, the Indemnifying Party shall be entitled, at its sole expense, either (i) to participate in defending against such claim or (ii) to assume the entire defense
with counsel which is selected by it and which is reasonably satisfactory to the Indemnified Party, provided that no settlement shall be made and no judgment consented to without the prior written consent of the Indemnified Party, which shall not be unreasonably withheld.  If, however, (x) the claim, action, suit or proceeding would, if successful, result in the imposition of damages for which the Indemnifying Party would not be solely responsible, or (y) representation of both parties by the same counsel
would otherwise be inappropriate due to actual or potential differing interests between them, then the Indemnifying Party shall not be entitled to assume the entire defense and each party shall be entitled to retain counsel who shall cooperate with one another in defending against such claim.  In the case of clause (x), the Indemnifying Party shall be obligated to bear only that portion of the expense of the Indemnified Party’s counsel that is in proportion to the damages indemnifiable by the
Indemnifying Party compared to the total amount of the third-party claim against the Indemnified Party.  In the case of clause (y), the Indemnifying Party shall pay all costs of defense of both itself and the actual out-of-pocket costs of the Indemnified Party.





(c)            If the Indemnifying Party does not choose to defend against a claim by a third party, the Indemnified Party may defend in such manner as it deems appropriate or settle the claim (after giving notice thereof to the Indemnifying Party) on such terms as the Indemnified
Party may deem appropriate, and the Indemnified Party shall be entitled to periodic reimbursement from the Indemnifying Party of defense expenses incurred and prompt indemnification from the Indemnifying Party in accordance with this ARTICLE X.





(d)            Failure or delay by an Indemnified Party to give a reasonably prompt notice of any claim shall not release, waive or otherwise affect an Indemnifying Party’s obligations with respect to the claim, except to the extent that the Indemnifying Party can demonstrate
actual Loss or prejudice as a result of such failure or delay.  Notwithstanding anything to the contrary contained herein, the parties agree that no indemnification right or obligation shall apply to the extent any such Loss or expense is paid to an Indemnified Party by an insurance company.








  



30







  








(e)            The right to pursue indemnification as set forth in Sections 10.2(a) and 10.3(a) shall survive the Closing hereunder for a period of eighteen (18) months following the Closing, and the right to pursue indemnification as set forth in all other Sections of this ARTICLE
X shall survive the Closing hereunder indefinitely.





(f)             Notwithstanding anything to the contrary in this Agreement, the right to pursue indemnification as set forth in this ARTICLE X shall be actionable or payable only if valid claims for Losses, if any,
collectively aggregate more than Fifty Thousand and No/100 U.S. Dollars ($50,000) (the “Floor”), and Seller’s aggregate liability to Buyer for indemnification pursuant to Section 10.2(a), and Buyer’s aggregate liability to Seller for indemnification pursuant to Section 10.3(a), respectively, shall
not exceed an amount equal to ten percent (10%) of the Purchase Price (the “Cap”); provided, however, that (i) the foregoing limitations (both the Floor and the Cap) shall not apply in the case of fraud on the part of Buyer, Seller or any of their
respective Affiliates, or to any claims arising under Section 10.2(b), Section 10.2(c), Section 10.2(d), or Section 10.3(b) (none of which shall be limited in any manner
whatsoever), and (ii) the Cap shall not apply (but the Floor shall apply) to any claims arising under Section 10.2 with respect to the representations and warranties contained in ARTICLE IV (which shall be limited to the Purchase Price) or Section 10.3 (with respect to the representations and warranties contained in ARTICLE
V (which shall be limited to the Purchase Price).  In addition, Buyer agrees to concurrently seek recovery against Seller, under any insurance policies, the Title Policy and other applicable agreements, and Seller shall not be liable to Buyer to the extent Buyer’s claim is actually satisfied from any sums recovered from such insurance policies, Title Policy or other applicable agreements.  FINALLY, IN NO EVENT SHALL EITHER PARTY
EVER BE LIABLE FOR ANY CONSEQUENTIAL OR PUNITIVE DAMAGES OTHER THAN IN THE EVENT OF FRAUD.





ARTICLE XI

DEFAULT AND TERMINATION





11.1          Right of Termination.  This Agreement may be terminated prior to Closing as follows:





(a)            By Buyer, in its sole and absolute discretion, at any time during the Due Diligence Period for any reason or for no reason whatsoever;





(b)            By written agreement of Seller and Buyer;





(c)            By Buyer if, as of the Closing or such earlier date as specified in this Agreement, all conditions in ARTICLE VII have not been met, or as specifically provided for in Sections
7.5, 11.2(a)(i), 12.16, and 12.17; provided, however, that nothing contained in this Section 11.1(c) shall limit Seller’s
rights pursuant to 11.2 below;





(d)            By Seller if, as of Closing or such earlier date as specified in this Agreement, all conditions in ARTICLE VII have been met but the conditions in ARTICLE
VIII have not been met and Buyer defaults on its obligation to close this transaction; provided, however, that nothing contained in this Section 11.1(d) shall limit Seller’s rights pursuant to 11.2 below; or








  



31







  








(e)            By Seller or Buyer if a court of competent jurisdiction or other governmental agency shall have issued an order, decree, or ruling or taken any other action (which order, decree, or ruling the parties hereto shall use their diligent efforts to lift), in each case permanently
retraining, enjoining, or otherwise prohibiting the transactions contemplated by this Agreement, or otherwise determining that the consummation of such transactions would be unlawful, and such order, decree or ruling shall have become final and nonappealable.





In the event this Agreement is terminated pursuant to this Section 11.1 or pursuant to any other express provision of this Agreement for any reason other than a default by the Seller or Buyer hereunder, then (i) this Agreement shall be of no further force or effect as of the
date of delivery of such written notice of termination, (ii) the Buyer and Seller shall equally share the cancellation charges, if any, of Escrow Agent and Title Insurer, (iii) the Buyer and Seller shall equally share responsibility for all Transaction Costs incurred through termination, and shall reimburse each other to the extent the out-of pocket payments of either Buyer or Seller exceed fifty percent (50%) of the total Transaction Costs incurred through termination (iv) no party shall have any further rights
or obligations hereunder other than pursuant to any provision hereof which expressly survives the termination of this Agreement, and (v) all Escrowed Funds shall be released to the party entitled to the same in accordance with Section 2.4 hereof.





11.2          Remedies upon Default.





(a)            If Seller defaults on any of Seller’s obligations hereunder, and such default continues for ten (10) days after written notice thereof specifying such default, Buyer may serve notice in writing to the Seller in the manner provided in this Agreement, and either:






	
  
	
(i)
	
Terminate this Agreement, receive from Seller reimbursement of all actual third-party out-of-pocket expenses incurred by Buyer in pursuing the transactions contemplated by this Agreement, and pursue all legal remedies available at law against Seller for Buyer’s actual damages arising from Seller’s default hereunder; or









	
  
	
(ii)
	
Waive any such conditions, title objections or defaults and consummate the transaction contemplated by this Agreement in the same manner as if there had been no title objections, conditions or defaults without any reduction in the Purchase Price and without any further claim against the Seller therefor and, if necessary, pursue an action for specific performance.








(b)            If Buyer defaults on its obligation to close this transaction, Seller may terminate this Agreement and Seller’s exclusive remedy shall be to retain the Earnest Money Deposit and to receive from Buyer reimbursement of all actual third-party out-of-pocket expenses
incurred by Seller in pursuing the transactions contemplated by this Agreement.





11.3          Specific Performance.  Seller specifically agrees that Buyer shall be entitled, in the event of a default by Seller, to enforcement of this Agreement by a decree of specific performance or injunctive
relief requiring Seller to fulfill its obligations under this Agreement.  If Buyer pursues an action for specific performance and prevails, Buyer shall not be entitled to any monetary damages, except as set forth in Section 12.14.








  



32







  








11.4          Obligations Upon Termination.  Except as otherwise provided herein, if this Agreement is terminated, each of the parties shall bear its own costs incurred in connection with the transactions contemplated
by this Agreement.





11.5          Termination Notice.  Each notice given by a party to terminate this Agreement shall specify the Subsection of ARTICLE XI pursuant to
which such notice is given.  If at the time a party gives a termination notice, such party is entitled to give such notice pursuant to more than one Subsection of ARTICLE XI, the Subsection pursuant to which such notice is given and termination is effected shall be deemed to be the section specified in such notice provided that the party giving such notice is at such time entitled to terminate this Agreement pursuant to the specified section.





11.6          Sole and Exclusive Remedy.  Seller and Buyer each acknowledge and agree that prior to the Closing, such party’s sole and exclusive remedy with respect to any and all claims made prior to the Closing
for any breach or liability under this Agreement or otherwise relating to the subject matter of this Agreement and the transactions contemplated hereby shall be solely in accordance with, and limited to, Sections 2.4, 11.1, 11.2 and 11.3.  The
foregoing shall in no manner limit the rights and obligations of the parties provided in ARTICLE X from and after the Closing.  In addition, in no event shall the provisions of this ARTICLE XI limit the non-prevailing party’s obligation to pay the prevailing party’s attorneys’ fees and costs pursuant to Section
12.14 hereof.





ARTICLE XII

MISCELLANEOUS





12.1          Further Actions.  From time to time before, at and after the Closing, each party will execute and deliver such other documents as reasonably requested by the Buyer, Seller, or Escrow Agent to consummate
the transactions contemplated hereby.





12.2          Notices.  All notices, demands or other communications given hereunder shall be in writing and shall be sufficiently given if delivered by facsimile (with written confirmation of receipt), by courier
(including overnight delivery service), by email (as to communications that are not required notices or demands hereunder), or sent by registered or certified mail, first class, postage prepaid, addressed as follows:






	
  
	
(a)
	
If to Seller, to:
	
Oaks Holdings, LLC








c/o Stephen D. Russell

269 S. Osprey Ave.

Suite 200

Sarasota, FL 34236

Telephone:  (941) 953-3757

Facsimile:  (941) 953-4306

E-mail:  peterussell@sdrdevelopment.com








  



33







  









	
  
	
with copies to:
	
F. Thomas Hopkins




Icard Merrill

2033 Main Street, Suite 600

Sarasota, FL 34237

Telephone:  (941) 953-8109

Facsimile:  (941) 366-6384

E-mail:  thopkins@icardmerrill.com






	
  
	
and:
	
Timothy J. Buchanan




7309 E. 21st Street, Suite 110

Wichita, Kansas  67206

Telephone:  316-616-6211

Facsimile:  316-616-6210

Email:  tim.buchanan@legendseniorliving.com

tim.buchanan@legendseniorliving.com






	
  
	
(b)
	
If to Buyer, to:
	
The Oaks Bradenton, LLC








c/o Cornerstone Growth & Income REIT, Inc.

Attn:  Sharon C. Kaiser

Chief Financial Officer

1920 Main Street, Suite 400

Irvine, CA 92614

Telephone No.:  949.263.4326

Telecopy No.:    949.250.0592






	
  
	
with copies to:
	
Servant Healthcare Investments, LLC




Attn: Kevin Maddron

1000 Legion Place, Ste. 1650

Orlando, FL 32801

Telephone No.:   407.999.7772

Telecopy No.:     407.999.7759






	
  
	
and:
	
Michael A. Okaty, Esq.




Foley & Lardner LLP

111 N. Orange Avenue, Suite 1800

Orlando, FL 32801

Telephone:  407-423-7656

Fax:  407-648-1743

E-mail:  mokaty@foley.com








  



34







  









	
  
	
(c)
	
If to Escrow Agent, to:








First American Title Insurance Company

c/o Scott Brown

111 North Orange Avenue, Suite 1285

Orlando, Florida 32801

Phone: (407) 843-8674

Fax:  (888) 216-9921

E-mail: scobrown@firstam.com





or such other address as a party may from time to time notify the other parties in writing (as provided above).  Any such notice, demand or communication shall be deemed to have been given (i) if so sent by facsimile, upon receipt as evidenced by the sender’s written confirmation of receipt, (ii) if so mailed, as of the
date delivered, (iii) if emailed, when sent (provided that e-mail does not constitute delivery of any communication that is a required notice or demand hereunder), and (iv) if so delivered by courier, on the date received.





12.3          Entire Agreement.  This Agreement and the other Documents constitute the entire agreement and understanding between the parties with respect to the subject matter hereof and supersede any prior negotiations,
agreements, understandings, or arrangements between the parties hereto with respect to the subject matter hereof.





12.4          Binding Effect; Benefits.  Except as otherwise provided herein, this Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective successors or permitted assigns.  Except
to the extent specified herein, nothing in this Agreement, express or implied, shall confer on any person other than the parties hereto and any Indemnified Party and their respective successors or permitted assigns any rights, remedies, obligations, or liabilities under or by reason of this Agreement.





12.5          Assignment.  This Agreement may not be assigned by any party prior to Closing without the written consent of the Buyer and Seller, which consent may be given or withheld in each such party’s sole
and absolute discretion, except that Buyer may assign this Agreement and its rights hereunder without the consent of Seller (i) to an Affiliate of Buyer, (ii) to a partnership in which Buyer or any Affiliate of Buyer is a general partner, (iii) a limited liability company in which Buyer or any Affiliate of Buyer is a manager or managing member or (iv) any other lawful entity entitled to do business in the state in which the Property is located provided such entity is controlled by, controlling or under the common
control with Buyer or any Affiliate of Buyer (each, a “Permitted Buyer-Assignee”).  In the event of such an assignment to a Permitted Buyer-Assignee, Buyer shall not be released from any of its duties, covenants, obligations or representations and warranties under this Agreement and, from and after any such assignment, Buyer and such Permitted Buyer-Assignee shall be jointly and severally liable under this Agreement, and from
and after any such assignment, the term “Buyer” shall be deemed to mean such Permitted Buyer-Assignee under any such assignment.  Nothing herein shall preclude a party from implementing an exchange under Section 12.15 below subject to the terms thereof.





12.6          Governing Law.  This Agreement shall in all respects be governed by and construed in accordance with the laws of the state in which the Real Property is located without regard to its principles of conflicts
of laws.  Venue for any dispute shall be in Manatee County, Florida.








  



35







  








12.7          Amendments and Waivers.  No term or provision of this Agreement may be amended, waived, discharged, or terminated orally, except by an instrument in writing signed by: (i) Buyer and Seller with respect
to any provision contained herein; and (ii) Buyer, Seller, and Escrow Agent with respect to Section 2.6 hereof.  Any waiver shall be effective only in accordance with its express terms and conditions.





12.8          Joint and Several.  If there is more than one Seller hereunder, Seller shall be jointly and severally liable with the other Seller for performing all obligations of Seller under this Agreement.





12.9          Severability.  Any provision of this Agreement which is unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to the extent of such unenforceability without invalidating the
remaining provisions hereof, and any such unenforceability in any jurisdiction shall not invalidate or render unenforceable such provision in any other jurisdiction.  To the extent permitted by Applicable Law, the parties hereto hereby waive any provision of Applicable Law now or hereafter in effect which renders any provision hereof unenforceable in any respect.





12.10        Headings.  The captions in this Agreement are for convenience of reference only and shall not define or limit any of the terms or provisions hereof.





12.11        Counterparts.  This Agreement may be executed and accepted in one or more counterparts for the convenience of the parties, each of which will be deemed an original and all of which, taken together, shall constitute
one and the same instrument.  Delivery of a counterpart hereof via facsimile transmission or by electronic mail transmission shall be as effective as delivery of a manually executed counterpart hereof.





12.12        References.  All references in this Agreement to Articles and Sections are to Articles and Sections contained in this Agreement unless a different document is expressly specified.





12.13        Seller Disclosure Letter.  The Seller Disclosure Letter delivered by the Seller to Buyer pursuant to this Agreement, and each Schedule and Exhibit comprising the Seller Disclosure Letter referred to in this Agreement,
shall be deemed to be attached hereto and incorporated by reference even though it may be maintained separately from this Agreement or completed after the Effective Date so long as it is acknowledged as a Schedule or an Exhibit to this Agreement by the parties hereto as of Closing.  Any item disclosed hereunder (including in the Schedules and Exhibits hereto) shall be deemed disclosed for all purposes hereof irrespective of the specific representation or warranty to which it is explicitly referenced.





12.14        Attorneys’ Fees.  In the event either party brings an action to enforce or interpret any of the provisions of this Agreement, the “prevailing party” in such action shall, in addition to any other
recovery, be entitled to its reasonable attorneys’ fees and expenses arising from such action and any appeal or any bankruptcy action related thereto, whether or not such matter proceeds to trial.  For purposes of this Section 12.14, “prevailing party” shall mean, in the case of a person asserting a claim, such person is successful in obtaining substantially
all of the relief sought, and in the case of a person defending against or responding to a claim, such person is successful in denying substantially all of the relief sought.








  



36







  








12.15        Section 1031 Exchange/Tax Planning.  If requested by either Buyer or Seller, the other party shall cooperate in permitting the other to accomplish an exchange under Section 1031 of the Code or to restructure this
transaction in a way which is more advantageous for tax purposes; provided, however, that such exchange or restructuring shall not modify any underlying financial or other material terms of this Agreement, shall not delay the Closing, shall not relieve Buyer or Seller of any liability for their respective obligations hereunder, and shall not result in any other party incurring any
greater cost or expense that it otherwise would if any such exchange had not been elected.





12.16        Casualty.  The risk of any loss or damage to the Property by fire or other casualty before the Closing shall continue to be borne by Seller.  Seller shall promptly give Buyer written notice of any fire
or other casualty (in any event within five (5) days after Seller first has knowledge of the occurrence of same), which notice shall include a description thereof in reasonable detail and an estimate of the cost of time to repair.  If (i) any portion of the Property is damaged by fire or casualty after the Effective Date and is not repaired and restored substantially to its original condition prior to Closing, or (ii) at the time of Closing the estimated cost of repairs as to the Property is ONE HUNDRED
THOUSAND U.S. DOLLARS ($100,000.00) or less, as determined by an independent adjuster selected by Seller, Buyer shall be required to purchase the Property in accordance with this Agreement, and Buyer shall, at Buyer’s option, either: (x) receive a credit at Closing of the estimated cost or repairs to the Property, as determined by the aforesaid independent adjuster, plus any reasonably estimated lost revenue following Closing arising from such fire or casualty; or (y) receive from Seller at Closing (I)
an assignment, without representation of warranty by or recourse against Seller, of all insurance claims and proceeds with respect thereto, plus (II) an amount equal to Seller’s insurance deductible, plus (III) a credit for the amount of any reasonably estimated lost revenue following Closing arising from such fire or casualty.  If the estimated cost of repairing such damage to the Property is more than ONE HUNDRED THOUSAND U.S. DOLLARS ($100,000.00), as determined by such independent adjuster,
Buyer may, at its sole option: (x) terminate this Agreement by notice to Seller on or before the earlier of the Closing or the tenth (10th) day after receipt of such notice described above, in which event no party shall have any further liability to the party under this Agreement; or (y) proceed to Closing as provided in this Section 12.16.  In no event shall
the amount of insurance proceeds assigned to Buyer under this subparagraph (plus the amount of the deductible) exceed the lesser of (i) the cost of repair or (ii) the Purchase Price.  The parties’ obligations, if any, under this Section 12.16 shall survive the expiration or any termination of this Agreement.





12.17        Condemnation.  The risk of any loss or damage to the Property by condemnation before the Closing shall continue to be borne by Seller.  In the event any condemnation proceeding is commenced or threatened,
Seller shall promptly give Buyer written notice thereof (in any event within five (5) days after Seller first has knowledge of the occurrence of same), together with such reasonable details with respect thereto as to which Seller may have knowledge.  If, prior to Closing, there is a material taking by eminent domain at the Property, this Agreement shall become null and void at Buyer’s option, and upon receipt by Seller of the written notice of an election by Buyer to treat this Agreement as null
and void, this Agreement shall be deemed null and void. If Buyer elects to proceed and to consummate the purchase despite said material taking, or if there is less than a material taking prior to Closing, there shall be no reduction in or abatement of the Purchase Price and Buyer shall be required to purchase the Property in accordance with the terms of this Agreement, and Seller shall assign to Buyer, without representation of warranty by or recourse against Seller, all of Seller’s right, title and interest
in and to any award made or to be made in the condemnation proceeding (in which event Buyer shall have the right to participate in the adjustment and settlement of any insurance claim relating to said damage).  For the purpose of this Section 12.17, the term “material” shall mean any taking of in excess of five percent (5%) of the square footage of the Property
or ten percent (10%) of the Real Property associated with the Property.  The parties’ obligations, if any, under this Section 12.17 shall survive the expiration or any termination of this Agreement.








  



37







  








12.18        Radon Gas.  The following notice is incorporated into this Contract pursuant to the requirements of Florida Statutes:





Radon Gas:  Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time.  Levels of radon that exceed Federal and State guidelines have been found in buildings in Florida.  Additional
information regarding radon and radon testing may be obtained from your County Public Health Unit.





12.19        Limited Liability.  No past, present, or future member, partner, shareholder, director, officer of employee of any party to this Agreement shall have any liability or obligation of any nature whatsoever in connection
with or under this Agreement or Document contemplated hereby or in connection with the transactions contemplated by this Agreement or any such other agreement.





12.20        Survival of Defined Terms.  Where this Agreement provides that a term or provision shall survive the Closing or the expiration or earlier termination of this Agreement, any defined terms contained in ARTICLE
I that are used in such surviving term or provision shall also survive.





12.21        Time of Essence.  Time shall be of the essence with respect to all matters contemplated by this Agreement.





12.22        No Third-Party Beneficiary.  The provisions of this Agreement and of the documents to be executed and delivered at Closing are and will be for the benefit of the Buyer, Seller, Guarantor and Escrow Agent only
and are not for the benefit of any third party; and, accordingly, no third party shall have the right to enforce the provisions of this Agreement or of the documents to be executed and delivered at Closing.





12.23        WAIVER OF JURY TRIAL.  EACH PARTY HEREBY AGREES NOT TO ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES ANY RIGHT TO TRIAL BY JURY FULLY TO THE EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER
EXIST WITH REGARD TO THIS AGREEMENT, OR ANY OTHER DOCUMENT RELATED TO THIS AGREEMENT, OR ANY CLAIM, COUNTERCLAIM OR OTHER ACTION ARISING IN CONNECTION THEREWITH. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY AND VOLUNTARILY BY EACH PARTY, AND IS INTENDED TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO A TRIAL BY JURY WOULD OTHERWISE ACCRUE.  ANY PARTY IS HEREBY AUTHORIZED TO FILE A COPY OF THIS PARAGRAPH IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS WAIVER
BY EACH PARTY HERETO.








  



38







  








(The remainder of this page is intentionally left blank.)








  



39







  








IN WITNESS WHEREOF, each of the parties hereto has caused this Agreement to be executed as of the Effective Date.










	
BUYER:
	  	
SELLER:

	  	  	  	 	  	  
	
THE OAKS BRADENTON, LLC, a Delaware limited liability company
	  	
OAKS HOLDINGS, LLC, a Florida limited liability company

	  	  	  	 	  	  
	  	  	  	
By:  
	

LAWRENCE ALF INVESTMENTS, LLC, a Florida limited liability company, its Manager


	
By:
	  	  	 	  	  
	
Name:
	  	  	 	  	  
	
Title:
	  	  	 	  	  
	  	  	  	 	  	  
	  	  	  	 	
By:  
	  
	  	  	  	 	  	
Stephen D. Russell, a Manager

	  	  	  	 	  	  
	  	  	  	 	  	  
	  	  	  	 	
By:
	  
	  	  	  	 	  	
Timothy Buchanan, a Manager











  



 







  









ESCROW AGENT:






The undersigned Escrow Agent hereby accepts the foregoing Purchase and Sale Agreement and agrees to act as Escrow Agent thereunder.









FIRST AMERICAN TITLE INSURANCE COMPANY










	
By:
	  	  
	
Name:
	  	  
	
Title:
	  	  










  



 







  








EXHIBIT A-1





FORM OF GUARANTY













GUARANTY OF PURCHASE AND SALE AGREEMENT





THIS GUARANTY OF PURCHASE AND SALE AGREEMENT, dated as of February ____, 2009 (the “Guaranty”), is executed by WINDSOR SENIOR LIVING, LLC, a Florida
limited liability company (the “Guarantor”), and extended to THE OAKS BRADENTON, LLC, a Delaware limited liability company (the “Buyer”), for the benefit of OAKS HOLDINGS, LLC, a Florida limited liability company (the
“Seller”).





RECITALS:





WHEREAS, Buyer has agreed to purchase, and Seller has agreed to sell and cause to be transferred to Buyer, an assisted living facility known as Windsor Oaks (the “Facility”), located at 2614 43rd Street West
Bradenton, Florida 34209 and real and personal property associated therewith pursuant to the terms and conditions of that certain Purchase and Sale Agreement between Seller and Buyer dated of even date herewith (the “Agreement”).





WHEREAS, without this Guaranty, Buyer would be unwilling to enter into the Agreement with the Seller or to consummate the transactions contemplated therein.





WHEREAS, because of the direct benefit to Guarantor, as an affiliate of Seller, from the transaction described in the Agreement, and as an inducement to Buyer to enter into the Agreement, Guarantor agrees to guarantee to Buyer the obligations of Seller pursuant to the Agreement as
set forth herein.





NOW, THEREFORE, in consideration of the benefits received by Guarantor as a result of the Buyer’s execution of and performance under the Agreement, and for other good and valuable consideration given by Seller to Guarantor, the receipt and sufficiency of which is hereby acknowledged
by Guarantor, Guarantor hereby covenants and agrees as follows:






	
1.
	
Guaranty of Payment.  Guarantor hereby unconditionally guarantees to Buyer the payment, when due, of all Seller Obligations.  For the purposes hereof, the term “Seller Obligations” shall include any and all payment, reimbursement, and indemnity obligations
of Seller to Buyer pursuant to the Agreement, including without limitation, all obligations of the Seller pursuant to Article X or Article XI of the Agreement, as such Seller Obligations may be modified, amended, increased, or extended from time to time without notice to, or the consent of, the Guarantor.  The guaranty of Guarantor, as set forth in this section, is a guaranty of payment.









	
2.
	
Subordination.  All rights and claims of Guarantor now or hereafter existing including, without limitation, rights to distributions or dividends from the Seller (collectively the “Guarantor Claims”) against Seller or any of Seller’s property which Seller now
owns or shall acquire in the future or hereafter existing shall be subordinate and subject in right of payment to the prior payment in full of the Seller Obligations to Buyer.  No Guarantor’s Claims shall, in any event, be payable from Seller to Guarantor while any amount owed to Buyer by Seller is outstanding pursuant to the Agreement.











  



 







  









	
3.
	
Guarantor Waivers. Guarantor hereby waives and agrees not to assert or take advantage of (a) any right or claim of right to cause a marshalling of any of Seller’s assets or the assets of any other party now or hereafter held as security for the Seller Obligations; (b) any defense that may arise by reason of the incapacity, lack of authority, death
or disability of any Guarantor, any other guarantor of the Seller Obligations, or Seller or any other person or entity, or the voluntary or involuntary dissolution of Seller or Guarantor, or the failure of Buyer to file or enforce a claim against the estate (either in administration, bankruptcy, or any other proceeding) of Seller or any other person or entity; (c) any defense based on the failure of Buyer to give notice of the existence, creation, or incurring of any new or additional Seller Obligations, or of
any action or non-action on the part of any other person whomsoever, or any modification, amendment, increase, or extension of the terms of the Agreement, or the Seller Obligations, in connection with any obligation hereby guaranteed; (d) any defense based upon an election of remedies by Buyer which destroys or otherwise impairs any subrogation rights of Guarantor or any other guarantor of the Seller Obligations or the right of Guarantor to proceed against Seller or any other guarantor for reimbursement, or both;
(e) any defense based upon failure of Buyer to commence an action against Seller; (f) any defense based upon acceptance of this Guaranty by Buyer; (g) any defense based upon the invalidity or unenforceability of the Agreement or any of the Seller Obligations; (h) any defense based upon the failure of Buyer to perfect any security or to extend or renew the perfection of any security; and (i) any other legal or equitable defenses whatsoever to which Guarantor might otherwise be entitled other than to the extent
related to the underlying merits of whether or not a Seller Obligation exists.









	
4.
	
Consent to Buyer’s Actions or Inactions.  Guarantor consents that Buyer may, at any time and from time to time, before or after any default by Seller pursuant to the Agreement, without reducing the liability of Guarantor hereunder and with or without further notice to or assent from Guarantor:








A.            Waive or delay the exercise of any of its rights or remedies against Seller or any other person or entity, including without limitation, any guarantor guaranteeing payment of any portion of the Seller Obligations; notwithstanding any waiver or delay, Buyer shall
not be precluded from further exercise of any of its rights, powers or privileges expressly provided for herein or otherwise available, it being understood that all such rights and remedies are cumulative;





B.             Waive or extend the time of Seller’s or any other guarantor’s performance of any and all terms, provisions and conditions set forth in the Agreement;





C.             Release Seller or any other person or entity, including without limitation any other guarantor guaranteeing the payment of any portion of the Seller Obligations, from their obligations to repay all or any portion of the Seller Obligations;

 

Exhibit A-1, Page 2

 




  



 







  








D.             Proceed against Guarantor without first proceeding against or joining Seller or any other guarantor guaranteeing payment of any portion of the Seller Obligations;





E.             Modify, amend, increase, or extend any of the Seller Obligations or the terms of the Agreement; and





F.             Generally deal with Seller or other person or party as Buyer may see fit.





 Guarantor shall remain bound under this Guaranty notwithstanding any such exchange, release, surrender, subordination, waiver (whether or not such waiver is oral or written), delay, proceeding, renewal, extension, modification, act or failure to act, or other dealings or events described in Subsections A through F above, even if
done without notice or consent from Guarantor.






	
5.
	
Waiver of Notice.  Guarantor waives all notices whatsoever with respect to the Agreement, this Guaranty, and the Seller Obligations, including, but not limited to, notice of:








A.            Buyer’s acceptance of this Guaranty or its intention to act, or its action, in reliance hereon;





B.             Presentment and demand for payment of any Seller Obligations or any portion thereof;





C.             Protest and notice of dishonor or non-payment with respect to any Seller Obligations or any portion thereof;





D.             Any default by Seller or any pledgor, grantor of security, or any other guarantor guaranteeing the payment of any portion of the Seller Obligations;





E.             Any modification, amendment, increase, or extension of any Seller Obligations or the terms of the Agreement;





F.             Any other notices to which Guarantor may otherwise be entitled; and





G.             Any demand for payment under this Guaranty.






	
6.
	
Primary Liability of Guarantor.  Guarantor agrees that this Guaranty may be enforced by Buyer without the necessity at any time of resorting to or exhausting any other security or collateral, and Guarantor hereby waives any rights to require Buyer to proceed against Seller or any other guarantor or to require Buyer to pursue any other remedy
or enforce any other right.  Guarantor further agrees that Guarantor shall have no right of subrogation, reimbursement or indemnity whatsoever, nor any right of recourse to security for the Seller Obligations against the Seller or any other guarantor, unless and until all of the Seller Obligations have been paid in full to Buyer or otherwise satisfied to Buyer’s satisfaction.  Guarantor further agrees that nothing contained herein shall prevent Buyer from exercising any other rights
available to it under the Agreement or any instrument of security if the Seller fails to timely perform the obligations of Seller thereunder, and the exercise of the aforesaid rights shall not constitute a discharge of any of Guarantor’s obligations hereunder; it being the purpose and intent of Guarantor that Guarantor’s obligations hereunder shall be absolute, independent and unconditional under any and all circumstances.  Neither Guarantor’s obligations under this Guaranty nor any
remedy for the enforcement thereof shall be impaired, modified, changed or released in any manner whatsoever by an impairment, modification, change, release or limitation of the liability of Seller or any other guarantor or by reason of Seller’s or any other guarantor’s bankruptcy, insolvency, death, or dissolution.




 


Exhibit A-1, Page 3

 





  



 







  









	
7.
	
Subrogation Rights.  Guarantor irrevocably waives any present or future right to which Guarantor is or becomes entitled to be subrogated to Buyer’s rights against Seller or to seek contribution, reimbursement, indemnification, or the like from Seller on account of this Guaranty or to assert any other claim or right of action against
Seller on account of, arising under, or relating to this Guaranty.









	
8.
	
Cost of Enforcement.  In the event that the Seller Obligations or this Guaranty are not paid when due, or should it be necessary for Buyer to enforce any other of its rights under the Agreement or this Guaranty, Guarantor will pay to Buyer, in addition to payment of all Seller Obligations, all costs of collection or enforcement, including
reasonable attorneys’ fees, paralegals’ fees, legal assistants’ fees, costs and expenses, whether incurred with respect to collection, litigation, bankruptcy proceedings, interpretation, dispute, negotiation, trial, appeal, defense of actions instituted by a third party against Buyer arising out of or related to the Agreement, enforcement of any judgment based on this Guaranty, or otherwise, whether or not a suit to collect such amounts or to enforce such rights is brought or, if brought, is
prosecuted to judgment.









	
9.
	
Term of Guaranty; Warranties.  Notwithstanding any statute of limitations applicable hereto, this Guaranty shall continue in full force and effect until all outstanding Seller Obligations are fully paid, and all obligations of Seller pursuant to the Agreement and Guarantor pursuant to this Guaranty are performed and discharged.  This
Guaranty covers the Seller Obligations whether presently outstanding or arising subsequent to the date hereof.  Guarantor warrants and represents to Buyer, (i) that this Guaranty is binding upon and enforceable against Guarantor, its successors and assigns in accordance with its terms, (ii) that the execution and delivery of this Guaranty does not violate any applicable laws or constitute a breach of any agreement to which Guarantor is a party, and (iii) that except as may have been specifically disclosed
to Buyer in writing, there is no litigation, claim, action or proceeding pending, or, to the best knowledge of Guarantor, threatened against Guarantor which would adversely affect the financial condition of Guarantor or its ability to fulfill its obligations hereunder.  Guarantor agrees to promptly inform Buyer of the adverse determination of any litigation, claim, action or proceeding or the institution of any litigation, claim, action or proceeding against Guarantor which does or could adversely affect
the financial condition of Guarantor or its ability to fulfill its obligations hereunder.









	
10.
	
Additional Liability of Guarantor.  If Guarantor is or becomes liable for any indebtedness owing by Seller to Buyer by endorsement or otherwise than under this Guaranty, such liability shall not be in any manner impaired or reduced hereby but shall have all and the same force and effect it would have had if this Guaranty had not existed and
Guarantor’s liability hereunder shall not be in any manner impaired or reduced thereby.




 


Exhibit A-1, Page 4

 





  



 







  









	
11.
	
Cumulative Rights.  All rights of Buyer hereunder or otherwise arising under the Agreement or any documents executed in connection with or as security for the Seller Obligations are separate and cumulative and may be pursued separately, successively or concurrently, or not pursued without affecting, reducing or limiting any other right of
Buyer and without affecting, reducing, or impairing the liability of Guarantor.









	
12.
	
Pronouns; Captions; Severability. The pronouns used in this instrument shall be construed as masculine, feminine or neuter as the occasion may require.  Use of the singular includes the plural, and vice versa.  Captions are for reference only and in no way limit the terms of this Guaranty.  Invalidation of any one or more
of the provisions of this Guaranty shall in no way affect any of the other provisions hereof, which shall remain in full force and effect.  Use of the term “include” or “including” is always without limitation.  “Person” or “party” means any natural person or artificial entity having legal capacity.









	
13.
	
Buyer Assigns.  This Guaranty is intended for and shall inure to the benefit of Buyer and its successors or assignees, and each and every reference herein to Buyer shall include and refer to each and every successor or assignee of Buyer at any time holding or owning any part of or interest in any part of the Seller Obligations.  Guarantor
expressly waives notice of transfer or assignment, and agrees that the failure of the Buyer to give notice will not affect the liabilities of Guarantor hereunder.









	
14.
	
Application of Payments.  Buyer may apply any payments received by it from any source against that portion of the Seller Obligations it deems appropriate in such priority and fashion as it may deem appropriate.









	
15.
	
Notices.  Except as otherwise provided in this Guaranty, all notices or other communications under this Guaranty shall be sent by hand, by overnight courier, or by registered or certified mail, postage prepaid, to the parties at the following addresses:









	
  
	
to Guarantor:
	
WINDSOR SENIOR LIVING, LLC




c/o Stephen D. Russell

269 S. Osprey Ave., Suite 200

Sarasota, FL 34236

Telephone No.  941-953-3757

Telecopy No.:  941-953-4306





and





c/o Timothy Buchanan

7309 E. 21st Street, Suite 110

Wichita, KS 67206

Telephone No.:  346-616-6211

Telecopy No.:  346-616-6210

 


Exhibit A-1, Page 5

 





  



 







  









	
  
	
to Buyer:
	
The Oaks Bradenton, LLC




c/o Cornerstone Growth & Income REIT, Inc.

Attn:  Sharon C. Kaiser

Chief Financial Officer

1920 Main Street, Suite 400

Irvine, CA 92614

Telephone No.:  949.263.4326

Telecopy No.:    949.250.0592






	
  
	
with copies to:
	
Servant Healthcare Investments, LLC




Attn: Kevin Maddron

1000 Legion Place, Ste. 1650

Orlando, FL 32801

Telephone No.:   407.999.7772

Telecopy No.:     407.999.7759





and:





Michael A. Okaty, Esq.

Foley & Lardner LLP

111 N. Orange Avenue, Suite 1800

Orlando, FL 32801

Telephone:  407-423-7656

Fax:  407-648-1743

E-mail:  mokaty@foley.com





This section shall not be construed in any way to affect or impair any waiver of notice or demand herein provided or to require giving of notice or demand to or upon Guarantor in any situation or for any reason.






	
16.
	
Conflict of Law.  This Guaranty shall be construed, interpreted, enforced and governed by and in accordance with the laws of the State of Florida.









	
17.
	
Submission to Jurisdiction.  Guarantor irrevocably and unconditionally (a) agrees that any suit, action or other legal proceeding arising out of or relating to this Guaranty may be brought, at the option of Buyer, in a court of competent jurisdiction in Manatee County, Florida or any United States District Court having jurisdiction in Manatee
County, Florida; (b) consents to the jurisdiction of each such court in any such suit, action or proceeding; and (c) waives any and all personal rights under the laws of any state to object to the laying of venue of any such suit, action or proceeding in Manatee County, Florida.  Nothing contained herein, however, shall prevent Buyer from bringing an action or exercising any rights against any security or against Guarantor personally, and against any property of Guarantor, within any other state or
jurisdiction.  Initiating such proceeding or taking such action in any other state shall in no event constitute a waiver of the agreement contained herein that the law of the State of Florida shall govern the rights and obligations of Guarantor and Buyer hereunder or of the submission herein made by Guarantor to personal jurisdiction within the State of Florida.  The aforesaid means of obtaining personal jurisdiction are not intended to be exclusive but are cumulative and in addition to all
other means of obtaining personal jurisdiction and perfecting service of process now or hereafter provided by the law of the State of Florida.




 


Exhibit A-1, Page 6

 





  



 







  









	
18.
	
Oral Modification Ineffective.  Any amendment to or modification of this Guaranty, and any waiver of any provision hereof, shall be in writing and shall require the prior written approval of the Buyer as evidenced by the handwritten, non-electronic signature of the Buyer affixed by the Buyer to a paper document.  This Guaranty shall
be irrevocable by Guarantor until all outstanding Seller Obligations are fully paid, and all obligations of Seller pursuant to the Agreement are performed and discharged, at which time Buyer will terminate this Guaranty.  This Guaranty shall continue in full force and effect unless and until discharged or released by Buyer pursuant to a written instrument properly executed by the Buyer.









	
19.
	
Counterparts.  This Guaranty may be executed in separate counterparts, each of which shall constitute an original and both of which, when taken together, shall be constituted one Guaranty.









	
20.
	
Mandatory Arbitration.  Any controversy or claim between or among the parties hereto including but not limited to those arising out of or relating to this Guaranty or any related agreements or instruments, including any claim based on or arising from an alleged tort, shall be determined by binding arbitration in accordance with the Federal
Arbitration Act (or if not applicable, the applicable state law) and the “Special Rules” set forth below.  In the event of any inconsistency, the Special Rules shall control.  Judgment upon any arbitration award may be entered in any court having jurisdiction.  Any party to this Guaranty may bring an action, including a summary or expedited proceeding, to compel arbitration of any controversy or claim to which this agreement applies in any court having jurisdiction over
such action.








H.            Special Rules.  The arbitration shall be conducted in Bradenton, Florida, and administered by the American Arbitration Association.  All arbitration hearings will be commenced within
ninety (90) days of the demand for arbitration; further, the arbitrator shall only, upon a showing of cause, be permitted to extend the commencement of such hearing for up to an additional sixty (60) days.





I.               Reservation of Rights.  Nothing in this Guaranty shall be deemed to (i) limit the applicability of any otherwise applicable statutes of limitation or repose and any waivers contained
in this Guaranty; or (ii) limit the right of the Buyer hereto (a) to exercise self help remedies such as (but not limited to) setoff, or (b) to foreclose against any real or personal property collateral, or (c) to obtain from a court provisional or ancillary remedies such as (but not limited to) injunctive relief or the appointment of a receiver.  The Buyer may exercise such self help rights, foreclose upon such property, or obtain such provisional or ancillary remedies before, during or after the pendency
of any arbitration proceeding brought pursuant to this Guaranty.  Neither this exercise of self help remedies nor the institution or maintenance of an action for foreclosure or provisional or ancillary remedies shall constitute a waiver of the right of any party, including the claimant in any such action, to arbitrate the merits of the controversy or claim occasioning resort to such remedies.

 


Exhibit A-1, Page 7

 





  



 







  








[Signature Page Follows]

 


Exhibit A-1, Page 8

 





  



 







  








IN WITNESS WHEREOF, Guarantor has executed this GUARANTY OF PURCHASE AND SALE AGREEMENT as of the day and year first above written.






	  	
WINDSOR SENIOR LIVING, LLC, a Florida limited liability company

	  	  	  	  
	  	  	  	  
	  	  	  	  
	  	
By:
	  	  
	  	
Name:
	
Stephen D. Russell

	  	
Its:
	
Managing Member

	  	  	  	  
	  	  	  	  
	  	
By:
	  	  
	  	
Name:
	
Timothy Buchanan

	  	
Its:
	
Managing Member
















STATE OF FLORIDA

COUNTY OF SARASOTA





I HEREBY CERTIFY that on this day before me, an officer duly authorized in the State and County aforesaid to take acknowledgements, personally appeared Stephen D. Russel, a Managing Member of WINDSOR SENIOR LIVING, LLC, a Florida limited liability company, who [___] is personally
known to me or [___] produced ___________________ as identification, and that he acknowledged executing the same, freely and voluntarily, for the uses and purposes therein expressed.





WITNESS my hand and official seal in the County and State last aforesaid this ____ day of _________________________, 2009.










	  	  
	  	
Signature of Notary

	  	  
	  	  
	  	
Name of Notary (Typed, Printed or Stamped)

	  	  
	  	  
	  	
Commission Number (if not legible on seal):_____

	  	
My Commission Expires (if not legible on seal):__________




 


Exhibit A-1, Page 9

 





  



 







  








STATE OF KANSAS

COUNTY OF SEDGWICK





I HEREBY CERTIFY that on this day before me, an officer duly authorized in the State and County aforesaid to take acknowledgements, personally appeared Timothy Buchanan, a Managing Member of WINDSOR SENIOR LIVING, LLC, a Florida limited liability company, on behalf of the company,
who [___] is personally known to me or [___] produced ___________________ as identification, and that he acknowledged executing the same, freely and voluntarily, for the uses and purposes therein expressed.





WITNESS my hand and official seal in the County and State last aforesaid this ____ day of _________________________, 2009.










	  	  
	  	
Signature of Notary

	  	  
	  	  
	  	
Name of Notary (Typed, Printed or Stamped)

	  	  
	  	  
	  	
Commission Number (if not legible on seal):_____

	  	
My Commission Expires (if not legible on seal):__________




 

 


Exhibit A-1, Page 10