Unassociated Document


    Exhibit
      10.3

    


    Purchase
      Agreement dated July 29, 2005 between Twelve Oaks Management, LLC and Wilshire
      Enterprises, Inc.

    


    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    


    PURCHASE
      AGREEMENT

     

    
      	
              1.

            	
              PURCHASE
                AND SALE:

            


    

     

    As
      a
      result of the efforts of Southeast Apartment Partners LLC ("Broker"), a licensed
      real estate broker, the undersigned purchaser ("Purchaser"), agrees to buy,
      and
      the undersigned seller ("Seller"), agrees to sell, as of this date, July 29,
      2005, subject to the terms and conditions set forth herein, all that tract
      of
      land known as 72 units known as Twelve
      Oaks Apartments,
      634 Roy
      Huie Road, Riverdale, GA 30274, Property ID: 13-139a-00b-0022 (See Attached
      Legal Description “Exhibit A”) attached hereto and by this reference made a part
      hereof, together with all improvements now located thereon, including, but
      not
      limited to, all electrical, mechanical, plumbing and other systems and all
      fixtures located therein and thereon, and all personal property owned by Seller
      used specifically for the use of this property and also all that property that
      is used by the tenants and owned by Seller and located therein, as well as
      plants, trees and shrubbery thereon and the related tenant leases and all rights
      under those leases with respect to the period from and after Closing
      (collectively, the "Property").

    


    
      	
              2.

            	
              PURCHASE
                PRICE AND METHOD OF
                PAYMENT:

            


    

    


    The
      purchase price of the Property shall be One
      Million Seven Hundred Twenty Five Thousand & 00/100 Dollars (U.S.)
      ($1,725,000.00)
      (the
“Purchase Price”), to be paid in cash or immediately available funds at
      Closing.

    


    
      	3.	
              EARNEST
                MONEY:

            


    

    


    Within
      five (5) business days of execution of this Agreement, Purchaser shall deposit
      Ten
      Thousand & 00/100 dollars ($10,000.00) with
      Burr
      Forman (Gary Farris Esq.) (“Escrow
      Agent”), as "Earnest Money" which shall be credited against the Purchase Price
      of the Property at the time the sale is consummated. The Earnest Money is
      non-refundable, except as otherwise provided in this Agreement. The parties
      to
      this Agreement understand and agree that the disbursement of Earnest Money
      held
      by the Escrow Agent can occur only (A) at Closing; (B) upon written agreement
      signed by all parties having an interest in the funds; (C) upon court order;
      (D)
      upon the failure of any contingency or failure of either party to fulfill his
      obligations as set forth in this Agreement or (E) as otherwise set out herein.
      In the event of a dispute between Purchaser and Seller, the Escrow Agent shall
      interplead all or any disputed pan of the Earnest Money into court, and
      thereupon be discharged from all further duties and liabilities hereunder.
      The
      filing of any such interpleader action shall not deprive Escrow Agent of any
      of
      its rights under this Agreement Purchaser and Seller agree that Escrow Agent
      shall be entitled to be compensated by the party who does not prevail in the
      interpleader action for its costs and expenses, including reasonable attorney's
      fees, in filing said interpleader action. Seller and Purchaser agree to execute
      an escrow agreement agreeable to all of Purchaser, Seller and Escrow Agent
      regarding establishment of the escrow account. 

    


    
      	4.	
              TITLE
                EXAMINATION:

            


    

    


    For
      purposes of this Agreement, “good and marketable fee simple title” shall mean
      such title as is insurable by a title insurance company licensed to do business
      in Georgia, under its standard form of ALTA Owner’s Policy of Title Insurance,
      1992 Form B, at its standard rates, subject only to the Permitted Exceptions
      (defined below). Fee simple title to the Property shall be conveyed to Purchaser
      by Seller pursuant to a limited warranty deed executed and delivered by Seller
      at the Closing subject to the following (collectively, the “Permitted Title
      Exceptions”): (a) taxes for the year in which the Closing shall occur, the
      payment of which Purchaser shall assume at the Closing, subject to the
      provisions of this Agreement; (b) any and all zoning ordinances, rules and
      regulations; (c) those matters set forth in the Title Commitment (defined below)
      to be obtained by Purchaser pursuant to the terms of this Agreement, with the
      exception of those objections as set forth in Purchaser’s Title Notice (defined
      below); (d) all matters shown by a current survey of the Property, with the
      exception of those objections as set forth in Purchaser’s Title Notice (defined
      below) to the extent Seller has elected to cure same; and (e) other matters
      as
      disclosed in this Agreement. At Closing, Seller shall also execute usual and
      customary documents to facilitate the closing of the transaction, including
      without limitation, settlement statements and seller’s affidavits.

     

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

    


    Purchaser
      agrees to cause a title examination of the Property to be conducted by a title
      company mutually acceptable to both Purchaser and Seller (the “Title Company”)
      and to cause such title company to issue an owner’s title commitment for the
      benefit of Purchaser on its standard form of ALTA Form B owner's policy (the
      “Title Commitment”). If the Title Commitment discloses any defects in title or
      objections, as determined in the sole discretion of Purchaser or Purchaser’s
      lender, Purchaser shall notify Seller in writing of such defects or objections
      no later than the end of Inspection Period ("Purchaser's Title Notice"). Within
      five
      (5)
      days
      after receipt of Purchaser’s Title Notice, Seller shall deliver to Purchaser a
      written notice specifying which, if any, items contained in Purchaser’s Title
      Notice Seller shall cure prior to or at Closing (the “Seller’s Cure Notice”).
      Notwithstanding anything contained herein, Seller shall have no obligation
      or
      duty to cure any title objection(s) other than those items that Seller agrees
      to
      cure in Seller’s Cure Notice. In the event Seller is unable to cure or unwilling
      to cure all objections raised in Purchaser’s Title Notice, Purchaser's only
      remedy is (i) within two (2) business days after receipt of Seller’s Cure
      Notice, to terminate this Agreement as provided herein and receive, within
      five
      (5) days of delivery of such termination notice and with or without consent
      of
      the Seller, the return of the Earnest Money, including all interest thereon,
      less $100.00 which shall be paid over to Seller, or (ii) to waive such objection
      and close the transaction contemplated by this Agreement. Seller is to pay
      for
      title examination. At closing, purchaser shall reimburse seller for the cost
      of
      the title examination.

    


    
      	
              5.

            	
              WARRANTIES:

            


    

    


    Seller
      represents that to the best of Seller's knowledge, (A) Seller has good and
      marketable fee simple title to the Property; (B) The Property will be in
      substantially the same condition upon Closing as on the date of Seller’s
      execution hereof; (C) There is no planned or pending rezoning affecting the
      Property; (D) There are no assessments, condemnations, or eminent domain
      proceedings or governmental orders pending or threatened against the Property
      or
      any portion thereof; (E) There is no option to purchase, right of first refusal
      to purchase or agreement for the sale and purchase of the Property or any
      portion thereof to any person or entity; (F) No consent or approval of any
      other
      person or entity is required in order for this Agreement to be legal, valid
      and
      binding upon Seller; (G) There are no pending or threatened suits, proceedings,
      judgments, bankruptcies, or liens of claim thereof that might affect the title
      to the Property or executions against the present or former owners thereof,
      either in the county in which the Property is located or any other county in
      the
      State of Georgia
      that
      might affect title to the Property; and (H) Seller has not received any written
      notice from any tenant at the Property that a tenant has asserted any defense,
      set-off, or counterclaim with respect to its tenancy or its obligation to pay
      rent and other charges pursuant to its lease. If, prior to Closing, Seller
      or
      Purchaser shall become aware of any past or present matters that may cause
      any
      of the warranties or representations set forth in this Section 6 to be or become
      false, inaccurate, or misleading in any material respect (whether or not Seller
      has had knowledge thereof), Purchaser shall have the right to terminate this
      Agreement without further recourse by Seller and receive refund of the Earnest
      Money. The warranties stated herein shall survive the Closing for a period
      of
Ninety
      (90) days.
      Any
      claim for a breach of warranty must be filed during such Ninety
      (90) day
      period
      or shall be forever waived.

     

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

     

    
      	
              6.

            	
              CONDITION
                OF PROPERTY:

            


    

    


    Purchaser
      acknowledges and agrees that upon Closing, Seller shall sell and convey to
      Purchaser and Purchaser shall accept the Property “AS IS, WHERE IS, WITH ALL
      FAULTS,” except to the extent expressly warranted or provided otherwise in this
      Agreement and any document executed by Seller and delivered to Purchaser at
      Closing. Purchaser acknowledges that it will have the opportunity to inspect
      the
      Property during the Inspection Period. Purchaser acknowledges that during such
      Inspection Period it will have the opportunity to observe the physical
      characteristics and existing conditions of the Property and to conduct such
      investigation and study on and of the Property and adjacent areas as Purchaser
      deems necessary. It is understood and agreed that Seller has not at any time
      made, is not now making and specifically disclaims any warranties or
      representations of any kind or character, express or implied, with respect
      to
      the presence or absence of Hazardous Materials, in, on, under or in the vicinity
      of the Property. Until Closing, Seller shall, at Seller's expense, maintain
      in
      full force
      and
      affect the same fire and extended coverage insurance carried by Seller on the
      Property on the date of this Agreement. However, should the Property be
      destroyed or substantially damaged before Closing, then at the election of
      Purchaser: (A) this Agreement may be immediately canceled by Purchaser, and
      Seller shall refund the Earnest Money within five (5) days of the notice of
      cancellation; or (B) Purchaser may consummate this Agreement and receive such
      insurance proceeds as are paid on the claim of loss. The election to terminate
      or consummate this Agreement, if not earlier terminated, must be exercised
      within ten
      (10)
      days
      after Seller provides Purchaser written notice of the casualty.

    


    
      	
              7.

            	
              AGENCY
                DISCLOSURE:

            


    

    


    Purchaser
      and Seller acknowledge that Broker has acted as an agent for Seller. Broker
      shall not owe any duty to Seller greater than what is set forth in the Brokerage
      Relationships in Real Estate Transaction Act, Official Code of Georgia Annotated
      Section 10-6A-1 et
      seq.

    


    


    
      	
              8.

            	
              REAL
                ESTATE COMMISSION:

            


    

    


    In
      negotiating this Agreement, Broker has rendered a valuable service and shall
      be
      paid a Commission in cash at Closing by Seller per a separate agreement.


    


    
      	
              9.

            	
              DISCLAIMER:

            


    

    


    Seller
      and Purchaser acknowledge that they have not relied upon the advise or
      representations, if any, of Brokers, or their associate brokers or salespersons,
      concerning: (A) the legal and tax consequences of this Agreement in the sale
      of
      the Property: (B) the terms and conditions of financing; (C) the purchase and
      ownership of the Property; (D) the structural condition of the Property (E)
      the
      operating condition of any business; (F) the operating condition of the
      electrical, heating, air conditioning, plumbing, water heating systems and
      appliances on the Property; (G.) the availability of utilities to the Property;
      (H) the investment potential or resale value of the Property; (I) the financial
      ability of Purchaser, (J) any conditions existing off the Property which may
      affect the Property; or (K) any matter which could have been revealed through
      a
      survey, title search or inspection of the Property. Seller and Purchaser both
      acknowledge that if such matters have been a concern to them, they have sought
      and obtained independent advice relative thereto.

     

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

    

    


    
      	
              10.

            	
              ASSIGNMENT:

            


    

    


    This
      Agreement and the rights and obligations hereunder may be assigned by Purchaser
      to an entity owned by Purchaser or under Purchaser’s control, but not otherwise.
      Notwithstanding anything contained herein to the contrary, any such assignee
      shall assume
      in
      writing all of the obligations and liabilities of Purchaser hereunder, and
      a
      copy of such assignment shall be provided to Seller in writing within two (2)
      days after it is signed by Purchaser and assignee.

    


    
      	
              11.

            	
              BINDING
                EFFECT: 

            


    

    


    This
      Agreement shall bind and inure to the benefit of Seller, Purchaser and Brokers,
      and their respective heirs, executors, legal representatives, successors and
      assigns.

    


    
      	
              12.

            	
              RESPONSIBILITY
                TO COOPERATE: 

            


    

    


    Seller
      and Purchaser agree that such documentation as is reasonably necessary to carry
      out the terms of this Agreement shall be produced, executed and/or delivered
      by
      such parties within the time required to fulfill the terms and conditions of
      this Agreement.

    


    
      	
              13.

            	
              DEFAULT;
                REMEDIES:

            


    

    


    In
      the
      event the sale is not closed because of Seller's inability, failure or refusal
      to perform any of Seller's obligations herein, and if Seller fails to cure
      any
      default within ten
      (10)
      days
      after Seller’s receipt of written notice of such default from Purchaser, then
      Purchaser may elect to either terminate this Agreement, in which event Escrow
      Agent shall return the Earnest Money to Purchaser and the parties shall have
      no
      further rights or obligations hereunder except for any provisions of this
      Agreement surviving termination, or to seek specific performance of Seller’s
      obligations under this Agreement, Purchaser specifically acknowledging that
      the
      remedy at law for damages is excluded and Purchaser hereby specifically waives
      any right to sue for damages. Purchaser agrees that if the sale is not closed
      because of Purchaser's inability, failure or refusal to perform any of
      Purchaser's obligations herein, and if Purchaser fails to cure any default
      within ten (10) days after Purchaser’s receipt of written notice of such default
      from Seller, Seller may elect to terminate this Contract in which event the
      Earnest Money shall be paid to Seller as liquidated damages and Seller's sole
      and exclusive remedy for such default, the parties hereby acknowledging that
      the
      actual damages of Seller would be difficult if not impossible to ascertain
      and
      the amount of the Earnest Money constitutes a reasonable estimate of such
      damages. Notwithstanding anything in this Agreement to the contrary, in the
      event that the transaction contemplated by the Agreement does not close for
      any
      reason whatsoever, Broker shall not be entitled to receive any commission with
      respect to the purchase and sale of the Property, and in such event neither
      Seller nor Purchaser shall be obligated to pay any commission to
      Broker.

     

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    

    


    
      	
              14.

            	
              NOTICES:

            


    

    


    Except
      as
      may otherwise be provided for in this Agreement, all notices required or
      permitted to be given hereunder shall be in writing and shall be deemed
      delivered either (A) in person, (B) by overnight delivery service prepaid,
      (C)
      by facsimile (FAX) transmission, or (D) US. Postal Service, postage prepaid,
      registered or certified, return receipt requested, to the party being given
      such
      notice at the appropriate address set forth below.

     

    
      	
              As
                to Purchaser:

            	 	 	
              As
                to Seller:

            
	
              Name:
                

            	
              Interstate
                East Management, Inc.

            	
              Name:
                

            	
              Wilshire
                Enterprises, Inc

            
	
              Address:
                

            	
              1560
                Brookhaven Hills, NE

            	
              Address:
                

            	
              921
                Bergen Avenue

            
	
              City,
                State, ZIP:

            	
              Atlanta,
                GA 30319

            	
              City,
                State, ZIP: 

            	Jersey
              City, NJ 07306
	
              Attn:

            	
              Mike
                Furr

            	
              Attn:

            	
              Daniel
                Pryor, President/COO

            
	
              Fax
                No: 

            	
              404-995-0998

            	
              Fax
                No.: 

            	
              201-420-6012

            
	
              Telephone
                No.:

            	
              404-664-8000

            	
              Telephone
                No.:

            	
              201-420-2769

            
	
              E-mail:

            	
              mikefurr@comcast.net

            	 	 
	 	 	 	 
	
              As
                to Broker:

            	 	 	
              As
                to Escrow Agent:

            
	
              Name:
                

            	
              Southeast
                Apartment Partners, LLC

            	
              Name:

            	
              Burr
                & Forman, LLP

            
	
              Address:
                

            	
              3390
                Peachtree Road, Suite 300

            	
              Address:

            	
              600
                W. Peachtree Street Ste. 200 

            
	
              City,
                State, ZIP: 

            	
              Atlanta,
                GA 30326

            	
              
                City,
                  State, Zip:

              

            	Atlanta,
              GA 30308
	
              Attn:
                

            	
              Joshua
                Goldfarb

            	
              Attn:

            	
              Gary
                Farris

            
	
              Fax
                No: 

            	
              404-442-5601

            	
              Fax
                No.:

            	
              404-817-3244

            
	
              Telephone
                No.:

            	
              404-442-5604

            	
              Telephone
                No.:

            	
              404-685-4250

            
	
              E-mail:

            	
              jgoldfarb@seaptpartners.com

            	
              E-mail:

            	
              gfarris@burr.com

            


    

     

    Such
      notices shall be deemed to have been given as of the date and time actually
      received by the receiving party. In the event no address for purpose of notice
      is specified with respect to a particular party as required by this paragraph,
      any other party may direct notices to such party at any business or resident
      address known to such other party. Any such notice to an unspecified address
      shall be effective when delivered personally or with respect to mailed notices,
      upon actual receipt by the party to whom such notice is directed, as shown
      on
      the return receipt therefore.

    


    
      	
              15.

            	
              TIME:
                

            


    

    


    Time
      is of the essence of this Agreement.

    


    
      	
              16.

            	
              ENTIRE
                AGREEMENT; AMENDMENT; SURVIVAL:


            


    

    


    This
      Agreement constitutes the sole and entire agreement between the parties hereto
      with respect to the subject matter hereof, and no modification of this Agreement
      shall be binding unless signed by all parties to this Agreement. No
      representation, promise or inducement not included in this Agreement shall
      be
      binding upon any party hereto. Except as expressly provided herein, none of
      the
      provisions of this Agreement shall survive the closing of the transaction
      contemplated herein.

    


    
      	
              17.

            	
              MISCELLANEOUS/CLOSING:

            


    

    


    Real
      estate taxes and utilities, including all sanitary taxes and charges applicable
      to the Property, for the calendar year in which the sale is closed shall be
      prorated as of the date of Closing. Seller shall provide the Purchaser a Rent
      Roll listing the tenant’s names, unit numbers, the commencement date of the
      lease, the amount of the monthly rent, and the termination date of the lease
      within five (5) days after the execution date of this Agreement. Collected
      Rents
      shall be prorated as of the date of Closing. Any uncollected rents will be
      transferred to Purchaser and any rents collected by Purchaser from those tenants
      will first go to the payment of current rents due and only after all current
      rents are paid will the payments be applied to rents due to seller and shall
      be
      paid to Seller. All tenant security deposits shall be delivered by Seller to
      Purchaser at Closing. Seller shall provide to the extent they exist or can
      be
      obtained with reasonable effort, Tenant Estoppel Certificates like the ones
      attached hereto as Exhibit B from all Tenants in addition to the originals
      of
      all associated leases at or prior to the Closing.

     

    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    

     

    
      	 	
              A.

            	
              Seller
                shall pay the State of Georgia property transfer tax and, where
                applicable, Purchaser shall pay the Georgia intangible taxes, title
                examination fees and title insurance premiums, cost of survey and
                recording fees. Each party shall pay its own attorneys’
                fees.

            


    

     

    
      	B.  	
              Seller
                agrees to provide a standard termite clearance letter at
                Closing.

            


    

     

    
      	C.  	
              The
                sale of the Property shall be closed (the “Closing”) on or before
                Forty-five
                (45) days
                from the execution of purchase agreement, at a time and location
                acceptable to Purchaser and Seller. If the time period by which any
                right,
                option or election provided under this Agreement must be exercised,
                or by
                which any act required hereunder must be performed, or by which the
                Closing must be held, expires on a Saturday, Sunday or legal holiday,
                then
                such time period shall be automatically extended to the close of
                business
                on the next regular business day.

            


    

     

    
      	D.  	
              Conditions
                precedent to the obligation of either party to close hereunder, if
                any,
                are for the benefit of such party only, and any and all of said conditions
                may be waived in the discretion of the party benefited
                thereby.

            


    

     

    
      	E.  	
              Seller
                and Purchaser agree to comply with and to execute and delivery such
                certifications, affidavits and statements as are required at the
                Closing
                in order to meet the requirements of Internal Revenue Code Section
                1445
                (Foreign/Non-Foreign Sellers).

            


    

     

    
      	F.  	
              This
                Agreement shall be construed under the laws of the State of
                Georgia.

            


    

     

    
      	G.  	
              The
                Seller shall grant possession of the Property to Purchaser no later
                than
                the Closing Date, subject to the Permitted Title Exceptions and the
                rights
                of the tenants occupying the
                Property.

            


    

     

    
      	H.  	
              Personal
                Property:
                A
                Bill of Sale containing only a limited warranty of title for all
                air
                conditioners, water heaters, ovens, stoves, refrigerators, washers,
                dryers, office furniture, fixtures, bank operating account, and any
                and
                all other personal property owned by the Seller which is located
                and used
                as a part of the business of the operation of the property will be
                conveyed to Buyer. The price of these items are included in the Purchase
                Price for the Property, and Buyer agrees to accept all such personal
                property in “as is” condition.

            


    

    


    
      	
              18.

            	
              LEAD-BASED
                PAINT DISCLOSURE 

            


    

    


    Every
      purchaser of any interest in residential real property built prior to 1978
      is
      notified that such property may present exposure to lead from lead-based paint
      that may place young children at risk of developing lead poisoning. Lead
      poisoning also poses a particular risk to pregnant women. A risk assessment
      or
      inspection for possible lead-based hazards is recommended prior to purchase.
      Purchaser and Seller agree to execute a "Lead-Based Paint Disclosure Addendum"
      that will be annexed to this Agreement.

     

    
      
        
        

      

      
        7

        
          

        

      

      
        
        

      

    

    


    
      	
              19.

            	
              SPECIAL
                STIPULATIONS: 

            


    

    


    The
      following Special Stipulations shall, if conflicting with the foregoing,
      control:

    


    A. Tax-Free
      Exchange.
      Both
      Seller and Purchaser shall have the right to cause the Closing to occur as
      part
      of a “like-kind” exchange pursuant to the provisions of Section 1031 of the
      Internal Revenue Code of 1986, as amended, and the regulations thereunder.
      Seller and Purchaser agree to cooperate with each other in effecting a
      qualifying like-kind exchange; provided, however, if either party (the “Electing
      Party”) elects to affect a qualifying like-kind exchange:

    


    
      	 	
              (1)

            	
              The
                other party shall not be obliged to incur any costs, expenses, losses,
                liabilities or damages greater than such party would have incurred
                had the
                Electing Party not elected to effect a like-kind exchange, subject
                to any
                provisions contained in this Agreement, and the Electing Party shall
                indemnify the other party against
                same;

            


    

    


    
      	 	
              (2)

            	
              In
                no event shall the other party be required to acquire title to any
                other
                property, whether by deed or contract right, for the benefit of the
                Electing Party or it assignee.

            


    

    


    
      	(3)  	
              The
                Closing shall not be delayed as a result of such like kind exchange.
                

            


    

    


    
      	(4)  	
              Agreement
                is subject to Purchaser obtaining satisfactory
                financing.

            


    

    


    Seller
      and Purchaser make no representations to each other that the sale or purchase,
      respectively, of the Property will qualify for tax-free exchange
      treatment.

    


    
      	B.  	
              Once
                this Agreement becomes effective, (a) Seller agrees not to enter
                into any
                new service contracts on the Property which Purchaser will be required
                to
                assume without Purchaser’s consent, and (b) Seller agrees not enter into
                any leases with tenants with an expiration date greater than
                one year, without Purchaser’s
                consent.

            


    

    


    This
      instrument shall be regarded as an offer by the first party to sign it and
      is
      open for acceptance by the other party until 5:00
      o'clock P.M. on _________________, 2005,
      by
      which time written acceptance of such offer must have been actually received
      by
      Broker, who shall promptly notify the other party of such
      acceptance.

    


    Purchaser
      acknowledges that Purchaser has read and understood the terms of this Agreement
      and has received a copy of it.

    The
      date
      of this Agreement shall be deemed the date that this Agreement has been fully
      executed by Purchaser and Seller.

     

    
      
        
        

      

      
        8

        
          

        

      

      
        
        

      

    

     

    IN
      WITNESS WHEREOF, Purchaser, Seller and Broker have hereunto set their hands
      and
      seals as of the date indicated below.

    


    

      
        	
                PURCHASER:

              	
                SELLER:

              
	 	 
	
                Mike
                  Furr

              	
                Daniel
                  C. Pryor

              
	 	 
	 	 
	
                __________________________(SEAL)

              	
                ____________________________(SEAL)

              
	
                Twelve
                  Oaks Management, LLC.

              	
                Wilshire
                  Enterprises, Inc.

              
	
                Date:
                  __________________

              	
                Date:
                  __________________

              
	 	 
	
                BROKER:

              	 
	 	 
	
                Joshua
                  Goldfarb

              	 
	 	 
	 	 
	
                By:
                  __________________________(SEAL)

              	 
	
                Southeast
                  Apartment Partners, LLC

              	 
	 	 
	
                Date:
                  __________________

              	 


      

      
         

        
          
            
            

          

          
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