Document:

chpii-ex103_7.htm

 

EXHIBIT 10.3

THE PROPER FLORIDA DOCUMENTARY STAMP AND INTANGIBLE TAXES HAVE BEEN PAID ON THIS NOTE AND EVIDENCE OF SUCH PAYMENT APPEARS ON THE MORTGAGE, ASSIGNMENT OF RENTS, SECURITY AGREEMENT AND FIXTURE FILING EXECUTED OF EVEN DATE HEREWITH AND CURRENTLY BEING RECORDED IN THE PUBLIC RECORDS OF HILLSBOROUGH COUNTY, FLORIDA.

PROMISSORY NOTE

		
	
U.S. $5,000,000.00
	
August 31, 2018

 

FOR VALUE RECEIVED, CHP II RIVERVIEW FL OWNER, LLC, a Delaware limited liability company and CHP II RIVERVIEW FL TENANT, LLC, a Delaware limited liability company (jointly and severally, individually, each and/or together, “Borrower”), both having an address at 450 South Orange Avenue, Orlando, Florida 32801, hereby promises to pay to the order of FLORIDA COMMUNITY BANK, N.A., a national banking association (“Lender”), having an address at 369 N. New York Avenue, Winter Park, Florida 32789, the principal sum of $5,000,000.00 or so much thereof as may be advanced from time to time, and interest from the date hereof on the balance of principal from time to time outstanding, in United States currency, at the rates and at the times hereinafter described.

This Note is issued by Borrower pursuant to a Loan Agreement executed of even date herewith between Lender and Borrower (the “Loan Agreement”).  This Note evidences the Loan (as defined in the Loan Agreement).  Capitalized terms used and not otherwise defined herein shall have the meanings given to them in the Loan Agreement.

1.Interest.  Interest shall be charged on the outstanding principal balance of this Note at a rate equal to 1-month LIBOR plus the Libor Margin (as hereinafter defined) (the “LIBOR-Based Rate”), as determined by Lender prior to the commencement of each Interest Period (as hereinafter defined) and adjusted monthly on each Payment Date (as hereinafter defined).  Interest shall be calculated daily on the basis of the actual number of days elapsed over a 360 day year.

“Interest Period” means, initially, the period commencing on (and including) the date hereof and ending on (but excluding) the first Payment Date, and thereafter, each period commencing on (and including) the last day of the immediately preceding Interest Period and ending on (but excluding) the next Payment Date, provided, (i) any Interest Period that would otherwise end on (but exclude) a day which is not a New York business day shall be extended to the next succeeding New York business day, unless such extension would carry such Interest Period into the next month, in which event such Interest Period shall end on (but exclude) the preceding New York business day; (ii) any Interest Period that ends in a month for which there is no day which numerically corresponds to the Payment Date shall end on (but exclude) the last New York business day of such month; and (iii) any Interest Period that would otherwise extend past the Maturity Date (as hereinafter defined) shall end on (but exclude) the Maturity Date.

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“LIBOR” means, with respect to each day during each Interest Period, the rate for U.S. dollar deposits of that many months maturity as reported on Reuters Screen LIBOR01 Page (or the successor thereto), as of 11:00 a.m., London time, on the second London business day before the relevant Interest Period begins (or if not so reported, then as reasonably determined by the Lender from another recognized source or interbank quotation).

“Libor Margin” shall mean 2.25%.

Throughout the term of this Note, Borrower will have the option to hedge the floating LIBOR-Based Rate interest expense by entering into an interest rate swap agreement (“Interest Rate Hedge”) with Lender or another counterparty acceptable to Lender.  The Lender is willing to provide this Interest Rate Hedge to Borrower upon mutually agreeable terms.  The actual fixed rate applicable to such Interest Rate Hedge is subject to market conditions at the time of the Interest Rate Hedge is consummated.  Any Interest Rate Hedge with the Lender will be governed by an ISDA Master Agreement and will be secured by the Mortgage and guaranteed by the Guarantor.

In the event LIBOR ceases to exist or becomes unavailable during the term of this Loan, Lender may designate a substitute index and modify the LIBOR Margin above or below the newly designated index to equate to the interest rate in effect pursuant to this Note, immediately prior to such newly designated interest rate taking effect, and such LIBOR Margin shall remain in effect over and above the newly designated index throughout the life of the loan.  Lender shall notify Borrower of any change in the index and the applicable LIBOR Margin prior to the modification.

From and after the Maturity Date or from and during the continuance of an Event of Default hereunder, irrespective of any declaration of maturity, all amounts remaining unpaid or thereafter accruing hereunder, shall, at Lender’s option, bear interest at a default rate of ten percent (10%) per annum above the interest rate then in effect as set forth herein (the “Default Rate”), or the highest permissible rate under applicable usury law, whichever is less.  Such default rate of interest shall be payable upon demand, but in no event later than when scheduled interest payments are due, and shall also be charged on the amounts owed by Borrower to Lender pursuant to any judgments entered in favor of Lender with respect to this Note.

2.Monthly Payments.  Interest only on the outstanding principal balance shall be due and payable monthly in arrears commencing on September 15, 2018 and continuing on the fifteenth (15th) day of each month thereafter (each, a “Payment Date”) through the Payment Date occurring on September 15, 2020 (the “I/O Expiration Date”).  Commencing on the Payment Date occurring October 15, 2020, and continuing on each Payment Date thereafter, equal monthly installments of principal plus accrued interest shall be due and payable, whereby the monthly principal payment shall be calculated by Lender as the average of the first 36 months of principal payments derived from a mortgage style amortization of the outstanding principal balance of this Note as of the I/O Expiration Date, amortized over a 360 month period at an assumed interest rate of 5.50% (the “Monthly Principal Payment”).  Additionally, should Borrower request and receive the Additional Advance (as set forth under Section 4.1(c) of the Loan Agreement) after the I/O Expiration Date, then Lender will recalculate the Monthly Principal Payment as the average of the principal payments for all months between the date of the disbursement of the Additional Advance and the Maturity Date (as defined below), derived from a mortgage style amortization of the outstanding principal balance of this Note as increased by the Additional Advance, amortized over a 360 month period less the number of full months between the I/O Expiration Date and the date 

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of the disbursement of the Additional Advance, at an assumed interest rate of 5.50%, with the increased Monthly Principal Payment plus accrued interest due the 15th of the next month following disbursement of the Additional Advance.  Notwithstanding anything contained herein to the contrary, the entire principal balance of this Note then unpaid, together with all accrued and unpaid interest and all other amounts payable hereunder and under the other Loan Documents (as hereinafter defined), shall be due and payable in full on August 31, 2023 (the “Maturity Date”).

Borrower shall enroll in the Lender’s auto pay program, and all periodic payments of principal and interest (during the any extension periods as well as the initial term) shall be made by direct charge to Borrower.

3.Tender and Application of Payments; Dishonored Payment Fee.  All payments on this Note are payable on or before 2:00 p.m. on the due date thereof, at the office of Lender specified above and shall be credited on the date the funds become available lawful money of the United States.  All sums payable to Lender which are due on a day on which Lender is not open for business shall be paid on the next succeeding business day and such extended time shall be included in the computation of interest.  Except as otherwise specified herein, each payment or prepayment, if any, made under this Note shall be applied to pay late charges, accrued and unpaid interest, principal, escrows (if any), and any other outstanding fees, costs and expenses which Borrower is obligated to pay under this Note, in such order as Lender may elect from time to time in its sole discretion.

In the event any payment due hereunder is dishonored for any reason, in addition to the amount of the payment dishonored, Borrower shall pay a fee to Lender in the amount of $31.00, which fee shall be due and payable within five (5) days from receipt by the Borrower of notice from the Lender that the payment has been dishonored.

4.Late Charge.  In the event that any installment of principal or interest (other than the final payment due on the Maturity Date) required to be made by Borrower under this Note shall not be received by Lender within ten (10) days after its due date, Borrower shall pay to Lender, on demand, a late charge of five percent (5%) of such delinquent payment.  The foregoing right is in addition to, and not in limitation of, any other rights which Lender may have upon Borrower’s failure to make timely payment of any amount due hereunder.

5.Prepayment.  The principal amount of this Note may be prepaid in whole or in part at any time, and from time to time, without premium or penalty.  Any prepayment shall include accrued and unpaid interest to the date of prepayment on the principal amount prepaid and all other sums due and payable hereunder.

6.Security for this Note.  This Note is executed and delivered in accordance with a commercial transaction described herein.  As security for the payment of the monies owing under this Note, Borrower has delivered or has caused to be delivered to Lender the following (each a “Loan Document” and collectively with this Note, the Loan Agreement, and any other guaranty, document, certificate or instrument executed by Borrower or any other obligated party in connection with the Loan, together with all amendments, modifications, renewals or extensions thereof, the “Loan Documents”): (a) a Mortgage, Assignment of Rents, Security Agreement and Fixture Filing executed of even date herewith by Borrower in favor of Lender (the “Mortgage”) on certain real property and the improvements situated thereon in Hillsborough County, Florida, 

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as more fully described in the Mortgage (the “Property”); (b) a Collateral Assignment of Leases and Rents (the “Assignment of Leases”) assigning all of the assignors’ rights as lessors under all leases affecting the Property; and (c) a Payment Guaranty executed of even date herewith by CNL HEALTHCARE PROPERTIES II, INC., a Maryland corporation (the “Guarantor”), in favor of Lender (the “Guaranty”).

7.Events of Default.  Each of the following shall constitute an event of default hereunder (an “Event of Default”):  (a) the failure of Borrower to pay the final payment of principal and interest due on the Maturity Date; or (b) the failure of Borrower to pay any amount of principal or interest hereunder (other than the final payment due on the Maturity Date) within ten (10) days after the date when due and payable; or (c) the occurrence of any other default in any term, covenant or condition hereunder which is not cured within any applicable notice and cure period, or any Event of Default under the Mortgage or any other Loan Document.  If an Event of Default exists and remains uncured, Lender may exercise any right, power or remedy permitted by law or as set forth herein or in the Mortgage or any other Loan Document including, without limitation, the right to declare the entire unpaid principal amount hereof and all interest accrued hereon, and all other sums secured by the Mortgage or any other Loan Document, to be, and such principal, interest and other sums shall thereupon become, immediately due and payable.

8.General Provisions.

(a)Borrower agrees that the obligation evidenced by this Note is an exempt transaction under the Truth‐in‐Lending Act, 15 U.S.C. § 1601, et seq.

(b)The parties hereto intend and believe that each provision in this Note comports with all applicable local, state and federal laws and judicial decisions.  However, if any provision or provisions, or if any portion of any provision or provisions, in this Note is found by a court of law to be in violation of any applicable local, state or federal ordinance, statute, law, administrative or judicial decision, or public policy, and if such court should declare such portion, provision or provisions of this Note to be illegal, invalid, unlawful, void or unenforceable as written, then it is the intent of all parties hereto that such portion, provision or provisions shall be given force to the fullest possible extent that they are legal, valid and enforceable, that the remainder of this Note shall be construed as if such illegal, invalid, unlawful, void or unenforceable portion, provision or provisions were not contained therein, and that the rights, obligations and interest of Borrower and the holder or holders hereof under the remainder of this Note shall continue in full force and effect.  All agreements herein are expressly limited so that in no contingency or event whatsoever, whether by reason of advancement of the proceeds hereof, acceleration of maturity of the unpaid principal balance hereof, or otherwise, shall the amount paid or agreed to be paid to the holders hereof for the use, forbearance or detention of the money to be advanced hereunder exceed the highest lawful rate permissible under applicable usury laws.  If, from any circumstances whatsoever, the fulfillment of any provision hereof, at the time performance of such provision shall be due, shall involve transcending the limit of validity prescribed by law which a court of competent jurisdiction may deem applicable hereto, then, ipso facto, the obligation to be fulfilled shall be reduced to the limit of such validity and if from any circumstance the holder hereof shall ever receive as interest an amount which would exceed the highest lawful rate, such amount which would be excessive interest shall be applied to the reduction of the unpaid principal balance due hereunder and not to the payment of interest.

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(c)This Note and all provisions hereof shall be binding upon Borrower and all persons claiming under or through Borrower, and shall inure to the benefit of Lender, together with its successors and assigns, including each owner and holder from time to time of this Note.

(d)Time is of the essence as to all dates set forth herein.

(e)Borrower agrees that its liability shall not be in any manner affected by any indulgence, extension of time, renewal, waiver, or modification granted or consented to by Lender; and Borrower consents to any indulgences and all extensions of time, renewals, waivers, or modifications that may be granted by Lender with respect to the payment or other provisions of this Note, and to any substitution, exchange or release of the collateral, or any part thereof, with or without substitution, and agrees to the addition or release of any makers, endorsers, guarantors, or sureties, all whether primarily or secondarily liable, without notice to Borrower and without affecting its liability hereunder.

(f)Borrower hereby waives and renounces for itself, its successors and assigns, all rights to the benefits of any statute of limitations and any moratorium, reinstatement, marshalling, forbearance, valuation, stay, extension, redemption, appraisement, or exemption and homestead laws now provided, or which may hereafter be provided, by the laws of the United States and of any state thereof against the enforcement and collection of the obligations evidenced by this Note.

(g)If this Note is placed in the hands of attorneys for collection or is collected through any legal proceedings, Borrower promises and agrees to pay, in addition to the principal, interest and other sums due and payable hereon, all reasonable costs of collecting or attempting to collect this Note, including attorneys’ fees and disbursements.

(h)All parties now or hereafter liable with respect to this Note, whether Borrower, principal, surety, guarantor, endorsee or otherwise hereby severally waive presentment for payment, demand, notice of nonpayment or dishonor, protest and notice of protest.  No failure to accelerate the indebtedness evidenced hereby, acceptance of a past due installment following the expiration of any cure period provided by this Note, any Loan Document or applicable law, or indulgences granted from time to time shall be construed (i) as a novation of this Note or as a reinstatement of the indebtedness evidenced hereby or as a waiver of such right of acceleration or of the right of Lender thereafter to insist upon strict compliance with the terms of this Note, or (ii) to prevent the exercise of such right of acceleration or any other right granted hereunder or by the laws of the State.  Borrower hereby expressly waives the benefit of any statute or rule of law or equity now provided, or which may hereafter be provided, which would produce a result contrary to or in conflict with the foregoing.

(i)This Note shall be governed by, and construed in accordance with, the laws of the State of Florida and any applicable laws of the United States of America.

(j)BORROWER AND LENDER AGREE THAT, TO THE EXTENT PERMITTED BY APPLICABLE LAW, ANY SUIT, ACTION OR PROCEEDING, WHETHER CLAIM OR COUNTERCLAIM, BROUGHT BY LENDER OR BORROWER, ON OR WITH RESPECT TO THIS NOTE OR THE DEALINGS OF THE PARTIES WITH RESPECT HERETO, SHALL BE TRIED ONLY BY A COURT AND NOT BY A JURY.  LENDER AND 

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BORROWER EACH HEREBY KNOWINGLY, VOLUNTARILY, INTENTIONALLY AND INTELLIGENTLY AND WITH THE ADVICE OF THEIR RESPECTIVE COUNSEL, WAIVE, TO THE EXTENT PERMITTED BY APPLICABLE LAW, ANY RIGHT TO A TRIAL BY JURY IN ANY SUCH SUIT, ACTION OR PROCEEDING.  FURTHER, BORROWER WAIVES ANY RIGHT IT MAY HAVE TO CLAIM OR RECOVER, IN ANY SUCH SUIT, ACTION OR PROCEEDING, ANY SPECIAL, EXEMPLARY, PUNITIVE, CONSEQUENTIAL OR OTHER DAMAGES OTHER THAN, OR IN ADDITION TO, ACTUAL DAMAGES.  BORROWER ACKNOWLEDGES AND AGREES THAT THIS SECTION IS A SPECIFIC AND MATERIAL ASPECT OF THIS NOTE AND THAT LENDER WOULD NOT EXTEND CREDIT TO BORROWER IF THE WAIVERS SET FORTH IN THIS SECTION WERE NOT A PART OF THIS NOTE.

(k)If more than one person or entity executes this Promissory Note, such persons or entities shall be jointly and severally liable hereunder.

[Signature page to follow]

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IN WITNESS WHEREOF, Borrower has executed and delivered this Promissory Note as of the day and year first set forth above.

		
	
 
	
BORROWER:

 

CHP II RIVERVIEW FL OWNER, LLC,

a Delaware limited liability company

 

 

By: /s/ Brett S. Bryant

Name:  Brett S. Bryant

Its: Vice President

 

	
 
	
 

	
 
	
 

	
 
	
CHP II RIVERVIEW FL TENANT, LLC,

a Delaware limited liability company

 

By: /s/ Brett S. Bryant

Name:  Brett S. Bryant

Its: Vice President

 

	
 
	
 

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STATE OF FLORIDA

COUNTY OF ORANGE

The foregoing instrument was acknowledged before me this 27th day of August, 2018, by Brett S. Bryant, as Vice President of CHP II RIVERVIEW FL OWNER, LLC, a Delaware limited liability company, on behalf of the company.

		
	
 
	
/s/ Cathleen A. Coffey

Signature of Notary Public

 

Cathleen A. Coffey

(Print Notary Name)

AFFIX NOTARY STAMP

My Commission Expires: 9/24/2021

Commission No.: GG 138618

☒ Personally known, or

☐ Produced Identification 

Type of Identification Produced:

	
 
	
 

	
 
	
 

STATE OF FLORIDA

COUNTY OF ORANGE

The foregoing instrument was acknowledged before me this 27th day of August, 2018, by Brett S. Bryant, as Vice President of CHP II RIVERVIEW FL TENANT, LLC, a Delaware limited liability company, on behalf of the company.

		
	
 
	
/s/ Cathleen A. Coffey

Signature of Notary Public

 

Cathleen A. Coffey

(Print Notary Name)

AFFIX NOTARY STAMP

My Commission Expires: 9/24/2021

Commission No.: GG 138618

☒ Personally known, or

☐ Produced Identification 

Type of Identification Produced:

	
 
	
 

 

 

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EXHIBIT 10.4 

PAYMENT GUARANTY

This PAYMENT GUARANTY (“Guaranty”) is executed as of August 31, 2018 by CNL HEALTHCARE PROPERTIES II, INC., a Maryland corporation (the “Guarantor”), to and for the benefit of FLORIDA COMMUNITY BANK, N.A., a national banking association (“Lender”), its successors and assigns.

R E C I T A L S

A.On or about the date hereof, CHP II Riverview FL Owner, LLC, a Delaware limited liability company and CHP II Riverview FL Tenant, LLC, a Delaware limited liability company (individually and together, the “Borrower”) and Lender entered into that certain Loan Agreement (together with all amendments, modifications, renewals or extensions thereof, “Loan Agreement”) whereby Lender agreed to make a secured loan (the “Loan”) available to Borrower in the principal amount of $5,000,000.00, to finance the purchase of The Crossings at Riverview 8471 US-301, Riverview, Florida 33578, 92-unit Senior Housing Project in Riverview, Hillsborough, County, Florida (the “Property” or the “Project”).  Initially capitalized terms used and not otherwise defined herein shall have the meanings respectively ascribed to them in the Loan Agreement.

B.In connection with the Loan, Borrower has of even date herewith executed and delivered a Promissory Note in favor of Lender in the amount of the Loan (together with all amendments, modifications, renewals or extensions thereof, the “Note”), payment of which is secured by (i) a Mortgage, Assignment of Rents, Security Agreement and Fixture Filing executed of even date herewith by Borrower in favor of Lender (together with all amendments, modifications, renewals or extensions thereof, the “Mortgage”), encumbering the Property, and (ii) other documents executed by Borrower in connection with the Loan (together with all amendments, modifications, renewals or extensions thereof, the “Loan Documents”).

C.Guarantor will derive material financial benefit from the Loan evidenced and secured by the Note, the Mortgage and the other Loan Documents.

D.Lender has relied on the statements and agreements contained herein in agreeing to make the Loan.  The execution and delivery of this Guaranty by Guarantor is a condition precedent to the making of the Loan by Lender.

AGREEMENTS

NOW, THEREFORE, intending to be legally bound, Guarantor, in consideration of the matters described in the foregoing Recitals, which Recitals are incorporated herein and made a part hereof, and for other good and valuable consideration the receipt and sufficiency of which are acknowledged, hereby covenants and agrees for the benefit of Lender and its respective successors, endorsees, transferees, participants and assigns as follows:

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1.Guarantor absolutely, unconditionally and irrevocably guarantees:

	
 
	
(a)
	
the full and prompt payment of the principal of and interest on the Note when due, whether at stated maturity, upon acceleration or otherwise, and at all times thereafter, and the full and prompt payment of all sums which may now be or may hereafter become due and owing under the Note, the Loan Agreement and the other Loan Documents;

	
 
	
(b)
	
the prompt, full and complete performance of all of Borrower’s obligations under each and every covenant contained in the Loan Documents;

	
 
	
(c)
	
payment and performance of all obligations of Borrower arising from any Interest Rate Agreements.  “Interest Rate Agreements” shall mean an interest rate hedging program through the purchase by Borrower from Lender of an interest rate swap, cap, or such other interest rate protection product with respect to the Note; and

	
 
	
(d)
	
the full and prompt payment of any Enforcement Costs (as hereinafter defined in Section 7 hereof).

All amounts due, debts, liabilities and payment obligations described in subsections (a) and (b) above of this Section 1 shall be hereinafter collectively referred to as the “Indebtedness.”  This Guaranty covers the Indebtedness, whether presently outstanding or arising subsequent to the date hereof, including all amounts advanced by Lender in stages or installments.  The guaranty of Guarantor as set forth in this Section 1 is a continuing guaranty of payment of the obligations guaranteed hereby and not merely a guaranty of collection. 

However, the foregoing obligations of Guarantor shall not exceed the Reduced Principal Guaranteed Amount (as defined below) (without giving effect to any payments made by or on behalf of Borrower, other than payments made by or on behalf of Guarantor, or to the proceeds of any collateral securing the Note).  The “Reduced Principal Guaranteed Amount” shall initially mean 25% of the outstanding Indebtedness; provided, however that upon full satisfaction of the Payment Guaranty Release Conditions (as defined below) the “Reduced Principal Guaranteed Amount” shall be reduced to zero ($0.00).  The “Payment Guaranty Release Conditions” shall mean, (i) Borrower shall have submitted financial statements for three consecutive full calendar months showing that Borrower achieved a Debt Service Coverage Ratio of 1.25:1.00 for such three month period on an annualized basis, (ii) at the time of such submission, no Event of Default, or matter that would constitute an Event of Default but for the passage of time and/or the giving of notice, exists under the Loan Documents, (iii) Lender has disbursed the Additional Advance (as defined under Section 4.1(c) of the Loan Agreement) or Borrower has affirmatively and irrevocably waived in writing, its option or right to disbursement of the Additional Advance, and (iv) Borrower shall have received the Operator’s License as set forth under Article XVII  of the Loan Agreement.

Notwithstanding the limitation contained in the preceding paragraph, Guarantor also hereby unconditionally and irrevocably guarantees payment of, and agrees to protect, defend, indemnify and hold harmless Lender for, from and against, any and all losses, actual damages or liability suffered or incurred by, imposed on or awarded against Lender as a result of (and the Reduced Principal Guaranteed Amount shall not apply to the extent of):

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(a)
	
Rents or other income, issues, profits, and revenues derived from the Project during the continuance of an Event of Default, which are (i) not applied to ordinary and necessary operating expenses of the Project or (ii) paid to the Lender; or

	
 
	
(b)
	
The failure (i) to pay, apply or return any security deposit or other refundable deposit to tenants when due as provided in the applicable Lease or other instrument, or (ii) to deliver any security deposit or other refundable deposit to the Lender or as designated by Lender, or to any receiver or any person or entity purchasing the Project upon a foreclosure of the Project or deed in lieu of foreclosure; or

	
 
	
(c)
	
Fraud or material misrepresentation by Borrower or Guarantor, or any member, partner, or direct or indirect constituent of Borrower or Guarantor (Borrower or any of the foregoing, a “Liable Party”); or

	
 
	
(d)
	
Any (i) proceeds paid under any insurance policies by reason of damage, loss or destruction to any portion of the Project, or (ii) proceeds or awards resulting from the condemnation or other taking in lieu of condemnation of any portion of the Project, which proceeds or awards are received and retained or applied by any Liable Party in violation of the terms of the Loan Documents; or

	
 
	
(e)
	
the gross negligence or willful misconduct of Borrower or Guarantor; or

	
 
	
(f)
	
The occurrence of physical waste to the Project as a result of intentional or fraudulent acts or omissions of any Liable Party and all reasonable costs incurred by Lender in order to protect the Project, or the removal of any portion of the Project in violation of the terms of the Loan Documents; or

	
 
	
(g)
	
Failure to maintain insurance coverages for the Project required by the Loan Documents, including the failure to pay the premiums for the required insurance policies; notwithstanding the foregoing, the liability of Guarantor for Borrower’s failure to pay insurance premiums shall be limited and not apply to the extent that cash flow from the Project during the previous 12-month period (after applying such income to the operating expenses of the Project which are then due and payable) is insufficient to pay such insurance premiums; or

	
 
	
(h)
	
Failure to pay any valid real estate taxes, assessments, construction liens or other obligations which create liens on any portion of the Project, to the full extent of the amount claimed by any such lien claimant; notwithstanding the foregoing, the liability of Guarantor for Borrower’s failure to pay such taxes, assessments, mechanic’s liens, materialmen’s liens or other obligations shall be limited and not apply to the extent that cash flow from the Project during the previous 12-month period (after applying such income to the operating expenses of the Project which are then due and payable) is insufficient to pay such real estate taxes, assessments, construction liens or other obligations; or

	
 
	
(i)
	
Any modification by Borrower or Guarantor, or any of their respective members, managers or partners, of the organizational documents of Borrower in violation of the Loan Documents; or

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(j)
	
Any loss of the Project due to forfeiture thereof or of any portion thereof or interest therein as a result of any criminal or quasi-criminal activity by any Liable Party (or any person so related to a Liable Party or the Project that the Project or any portion thereof or any interest therein might be forfeited on account of the activity of such person), to the full extent of diminution in the net realizable value of the Project encumbered by the Loan Documents; or

	
 
	
(k)
	
Any enforcement of Lender’s rights or remedies under the Loan Documents, or in connection with any litigation relating to the Loan Documents wherein, in either such case, Borrower or any other Liable Party (i) willfully or in bad faith interferes with, hinders or delays the exercise of Lender’s remedies, or (ii) contests the validity or enforceability of any Loan Document, as a whole.

Notwithstanding anything contained herein, upon the occurrence of any one or more of the following events listed in subsections (h) through (n) below of this Section 1, the Reduced Guaranteed Amount shall not apply, and the Guarantor’s obligations shall be for one-hundred percent (100%) of the Indebtedness plus interest from the date the same is due by the Guarantor hereunder until paid in full at the Default Rate, together with all costs, expenses and reasonable attorneys’ fees incurred by Lender:

	
 
	
(a)
	
Borrower fails to obtain Lender’s prior consent to any subordinate financing or other voluntary lien encumbering all or any portion of the Property in violation of the Loan Documents;

	
 
	
(b)
	
Borrower fails to obtain Lender’s prior consent to any Transfer as required by the Mortgage or the Loan Agreement;

	
 
	
(c)
	
Borrower files a voluntary petition under the Bankruptcy code or any other Federal or state bankruptcy or insolvency law;

	
 
	
(d)
	
Guarantor files, or joins in the filing of, an involuntary petition against Borrower under the Bankruptcy Code or any other Federal or state bankruptcy or insolvency law, or solicits or causes to be solicited petitioning creditors for any involuntary petition against Borrower from any person;

	
 
	
(e)
	
Borrower files an answer consenting to or otherwise affirmatively soliciting or joining in any involuntary petition filed against it, by any other person (other than Lender or Lenders) under the Bankruptcy Code or any other Federal or state bankruptcy or insolvency law, or solicits or causes to be solicited petitioning creditors for any involuntary petition from any person (other than Lender);

	
 
	
(f)
	
Guarantor consents to or affirmatively soliciting or joins in an application for the appointment of a custodian, receiver, trustee, or examiner for Borrower or any portion of the Property, except any consent to or solicitation of or joinder in any of the foregoing in support of a motion or other action by Lender or otherwise at the request or with the consent of Lender; or

	
 
	
(g)
	
Borrower makes an assignment for the benefit of creditors, or admits, in any legal proceeding, its insolvency or inability to pay its debts as they become due.

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Notwithstanding anything to the contrary in any of the Loan Documents, Lender shall not be deemed to have waived any right which Lender may have under Section 506(a), 506(b), 1111(b) or any other provisions of the Bankruptcy Code to file a claim for the full amount of the Loan or to require that all collateral shall continue to secure all of the Loan owing to Lender in accordance with the Loan Documents.

2.In the event of any default by Borrower in the payment of the Indebtedness, after the expiration of any applicable cure or grace period, Guarantor agrees, within ten (10) days following demand by Lender or the holder of the Note, to pay the Indebtedness (subject to applicable limitations set forth in this Guaranty) regardless of any defense, right of set-off or claims which Borrower or Guarantor may have against Lender or the holder of the Note.

All of the remedies set forth herein and/or provided for in any of the Loan Documents or at law or equity shall be equally available to Lender, and the choice by Lender of one such alternative over another shall not be subject to question or challenge by Guarantor or any other person, nor shall any such choice be asserted as a defense, setoff, or failure to mitigate damages in any action, proceeding, or counteraction by Lender to recover or seeking any other remedy under this Guaranty, nor shall such choice preclude Lender from subsequently electing to exercise a different remedy.  The parties have agreed to the alternative remedies provided herein in part because they recognize that the choice of remedies in the event of a default hereunder will necessarily be and should properly be a matter of good faith business judgment, which the passage of time and events may or may not prove to have been the best choice to maximize recovery by Lender at the lowest cost to Borrower and/or Guarantor.  It is the intention of the parties that such good faith choice by Lender be given conclusive effect regardless of such subsequent developments.

3.Guarantor does hereby (a) waive notice of acceptance of this Guaranty by Lender and any and all notices and demands of every kind which may be required to be given by any statute, rule or law, (b) agree to refrain from asserting, until after repayment in full of the Loan, any defense, right of set-off or other claim which Guarantor may have against Borrower (c) waive any defense, right of set-off or other claim which Guarantor or Borrower may have against Lender, or the holder of the Note, (d) waive any and all rights Guarantor may have under any anti-deficiency statute or other similar protections, (e) waive presentment for payment, demand for payment, notice of nonpayment or dishonor, protest and notice of protest, diligence in collection and any and all formalities which otherwise might be legally required to charge Guarantor with liability, and (f) waive any failure by Lender to inform Guarantor of any facts Lender may now or hereafter know about Borrower, the Project, the Loan, or the transactions contemplated by the Loan Agreement, it being understood and agreed that Lender has no duty so to inform and that Guarantor is fully responsible for being and remaining informed by Borrower of all circumstances bearing on the risk of nonperformance of Borrower’s obligations.  Credit may be granted or continued from time to time by Lender to Borrower without notice to or authorization from Guarantor, regardless of the financial or other condition of Borrower at the time of any such grant or continuation.  Lender shall have no obligation to disclose or discuss with Guarantor its assessment of the financial condition of Borrower.  Guarantor acknowledges that no representations of any kind whatsoever have been made by Lender.  No modification or waiver of any of the provisions of this Guaranty shall be binding upon Lender except as expressly set forth in a writing duly signed and delivered by Lender.

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4.Guarantor further agrees that Guarantor’s liability as guarantor shall not be impaired or affected by any renewals or extensions which may be made from time to time, with or without the knowledge or consent of Guarantor of the time for payment of interest or principal under the Note or by any forbearance or delay in collecting interest or principal under the Note, or by any waiver by Lender under the Loan Agreement, Mortgage or any other Loan Documents, or by Lender’s failure or election not to pursue any other remedies it may have against Borrower or Guarantor, or by any change or modification in the Note, Loan Agreement, Mortgage or any other Loan Document, or by the acceptance by Lender of any additional security or any increase, substitution or change therein, or by the release by Lender of any security or any withdrawal thereof or decrease therein, or by the application of payments received from any source to the payment of any obligation other than the Indebtedness even though Lender might lawfully have elected to apply such payments to any part or all of the Indebtedness, it being the intent hereof that, subject to Lender’s compliance with the terms of this Guaranty, Guarantor shall remain liable for the payment of the Indebtedness (subject to the limitations contained in Section 1, above), until the Indebtedness has been paid in full, notwithstanding any act or thing which might otherwise operate as a legal or equitable discharge of a surety.  Guarantor further understands and agrees that Lender may at any time enter into agreements with Borrower to amend and modify the Note, Loan Agreement, Mortgage or other Loan Documents, and may waive or release any provision or provisions of the Note, Loan Agreement, Mortgage and other Loan Documents or any thereof, and, with reference to such instruments, may make and enter into any such agreement or agreements as Lender and Borrower may deem proper and desirable, without in any manner impairing or affecting this Guaranty or any of Lender’s rights hereunder or Guarantor’s obligations hereunder.

5.This is an absolute, present and continuing guaranty of payment and not of collection.  Guarantor agrees that this Guaranty may be enforced by Lender without the necessity at any time of resorting to or exhausting any other security or collateral given in connection herewith or with the Note, Loan Agreement, Mortgage or any of the other Loan Documents through foreclosure or sale proceedings, as the case may be, under the Mortgage or otherwise, or resorting to any other guaranties, and Guarantor hereby waives any right to require Lender to join Borrower in any action brought hereunder or to commence any action against or obtain any judgment against Borrower or to pursue any other remedy or enforce any other right.  Guarantor further agrees that nothing contained herein or otherwise shall prevent Lender from pursuing concurrently or successively all rights and remedies available to it at law and/or in equity or under the Note, Loan Agreement, Mortgage or any other Loan Documents, and the exercise of any of its rights or the completion of any of its remedies shall not constitute a discharge of Guarantor’s obligations hereunder, it being the purpose and intent of Guarantor that the obligations of Guarantor hereunder shall be absolute, independent and unconditional under any and all circumstances whatsoever.  None of Guarantor’s obligations under this Guaranty or any remedy for the enforcement thereof shall be impaired, modified, changed or released in any manner whatsoever by any impairment, modification, change, release or limitation of the liability of Borrower under the Note, Loan Agreement, Mortgage or other Loan Documents or by reason of the bankruptcy of Borrower or by reason of any creditor or bankruptcy proceeding instituted by or against Borrower.  This Guaranty shall continue to be effective or be reinstated (as the case may be) if at any time payment of all or any part of any sum payable pursuant to the Note, Loan Agreement, Mortgage or any other Loan Document is rescinded or otherwise required to be returned by Lender upon the insolvency, bankruptcy, dissolution, liquidation, or reorganization of 

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Borrower, or upon or as a result of the appointment of a receiver, intervenor, custodian or conservator of or trustee or similar officer for, Borrower or any substantial part of its property, or otherwise, all as though such payment to Lender had not been made, regardless of whether Lender contested the order requiring the return of such payment.  In the event of the foreclosure of the Mortgage and of a deficiency, Guarantor hereby promises and agrees forthwith to pay the amount of such deficiency notwithstanding the fact that recovery of said deficiency against Borrower would not be allowed by applicable law; however, the foregoing shall not be deemed to require that Lender institute foreclosure proceedings or otherwise resort to or exhaust any other collateral or security prior to or concurrently with enforcing this Guaranty.

6.In the event Lender or any holder of the Note shall assign the Note to any Lender or other entity to secure a loan from such Lender or other entity to Lender or such holder for an amount not in excess of the amount which will be due, from time to time, from Borrower to Lender under the Note with interest not in excess of the rate of interest which is payable by Borrower to Lender under the Note, Guarantor will accord full recognition thereto and agree that all rights and remedies of Lender or such holder hereunder shall be enforceable against Guarantor by such Lender or other entity with the same force and effect and to the same extent as would have been enforceable by Lender or such holder but for such assignment; provided, however, that unless Lender shall otherwise consent in writing, Lender shall have an unimpaired right, prior and superior to that of its assignee or transferee, to enforce this Guaranty for Lender’s benefit to the extent any portion of the Indebtedness or any interest therein is not assigned or transferred.

7.If:  (a) this Guaranty is placed in the hands of an attorney for collection or is collected through any legal proceeding; (b) an attorney is retained to represent Lender in any bankruptcy, reorganization, receivership, or other proceedings affecting creditors’ rights and involving a claim under this Guaranty; (c) an attorney is retained to provide advice or other representation with respect to this Guaranty at any time when a default or Event of Default exists under any of the Loan Documents; or (d) an attorney is retained to represent Lender in any proceedings whatsoever in connection with this Guaranty and Lender prevails in any such proceedings, then Guarantor shall pay to Lender upon demand all attorney’s fees, costs and expenses incurred in connection therewith (all of which are referred to herein as “Enforcement Costs”), in addition to all other amounts due hereunder, regardless of whether all or a portion of such Enforcement Costs are incurred in a single proceeding brought to enforce this Guaranty as well as the other Loan Documents.

8.The parties hereto intend and believe that each provision in this Guaranty comports with all applicable local, state and federal laws and judicial decisions.  However, if any provision or provisions, or if any portion of any provision or provisions, in this Guaranty is found by a court of law to be in violation of any applicable local, state or federal ordinance, statute, law, administrative or judicial decision, or public policy, and if such court should declare such portion, provision or provisions of this Guaranty to be illegal, invalid, unlawful, void or unenforceable as written, then it is the intent of all parties hereto that such portion, provision or provisions shall be given force to the fullest possible extent that they are legal, valid and enforceable, that the remainder of this Guaranty shall be construed as if such illegal, invalid, unlawful, void or unenforceable portion, provision or provisions were not contained therein, and that the rights, obligations and interest of Lender or the holder of the Note under the remainder of this Guaranty shall continue in full force and effect.

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9.TO THE GREATEST EXTENT PERMITTED BY LAW, GUARANTOR HEREBY WAIVES ANY AND ALL RIGHTS TO REQUIRE MARSHALLING OF ASSETS BY LENDER.  WITH RESPECT TO ANY SUIT, ACTION OR PROCEEDINGS RELATING TO THIS GUARANTY (EACH, A “PROCEEDING”), LENDER AND GUARANTOR IRREVOCABLY (A) SUBMITS TO THE NON-EXCLUSIVE JURISDICTION OF THE STATE AND FEDERAL COURTS HAVING JURISDICTION IN HILLSBOROUGH COUNTY AND THE STATE OF FLORIDA, AND (B) WAIVES ANY OBJECTION WHICH IT MAY HAVE AT ANY TIME TO THE LAYING OF VENUE OF ANY PROCEEDING BROUGHT IN ANY SUCH COURT, WAIVES ANY CLAIM THAT ANY PROCEEDING HAS BEEN BROUGHT IN AN INCONVENIENT FORUM AND FURTHER WAIVES THE RIGHT TO OBJECT, WITH RESPECT TO SUCH PROCEEDING, THAT SUCH COURT DOES NOT HAVE JURISDICTION OVER SUCH PARTY.  NOTHING IN THIS GUARANTY SHALL PRECLUDE LENDER FROM BRINGING A PROCEEDING IN ANY OTHER JURISDICTION NOR WILL THE BRINGING OF A PROCEEDING IN ANY ONE OR MORE JURISDICTIONS PRECLUDE THE BRINGING OF A PROCEEDING IN ANY OTHER JURISDICTION.

10.Any indebtedness of Borrower to Guarantor now or hereafter existing is hereby subordinated to the payment of the Indebtedness.  Guarantor agrees that, until the entire Indebtedness has been paid in full, Guarantor will not seek, accept, or retain for its own account, any payment from Borrower on account of such subordinated debt.  Any payments to Guarantor on account of such subordinated debt shall be collected and received by Guarantor in trust for Lender and shall be paid over to Lender on account of the Indebtedness without impairing or releasing the obligations of Guarantor hereunder.

11.Any amounts received by Lender from any source on account of the Loan may be utilized by Lender for the payment of the Indebtedness and any other obligations of Borrower to Lender in such order as Lender may from time to time elect.  Additionally, if the indebtedness guaranteed hereby is less than the full indebtedness evidenced by the Note, all rents, proceeds and avails of the Property, including proceeds of realization of Lender’s collateral, shall be deemed applied on the indebtedness of Borrower to Lender that is not guaranteed by Guarantor until such unguaranteed indebtedness of Borrower to Lender has been fully repaid before being applied upon the indebtedness guaranteed by Guarantor.

12.GUARANTOR AND LENDER (BY ITS ACCEPTANCE HEREOF) HEREBY WAIVE ANY RIGHT TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING TO ENFORCE OR DEFEND ANY RIGHT UNDER THIS GUARANTY OR ANY OTHER LOAN DOCUMENT OR RELATING THERETO OR ARISING FROM THE LENDING RELATIONSHIP WHICH IS THE SUBJECT OF THIS GUARANTY AND AGREE THAT ANY SUCH ACTION OR PROCEEDING SHALL BE TRIED BEFORE A COURT AND NOT BEFORE A JURY.

13.Any notice, demand, request or other communication which any party hereto may be required or may desire to give hereunder shall be in writing and shall be deemed to have been properly given (a) if hand delivered, when delivered; (b) if mailed by United States Certified Mail (postage prepaid, return receipt requested), three Business Days after mailing (c) if by Federal Express or other reliable overnight courier service, on the next Business Day after delivered to such courier service or (d) if by telecopier on the day of transmission so long as copy is sent on the same day by overnight courier as set forth below:

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Guarantor:
	
CNL Healthcare Properties, II, Inc.

450 South Orange Avenue

Orlando, FL 32801

Attention:  Chief Financial Officer and General Counsel

	
 
	
 

	
Lender:
	
Florida Community Bank, N.A.

369 N. New York Avenue

Winter Park, Florida  32789

Attention: Commercial Real Estate Department

	
 
	
 

or at such other address as the party to be served with notice may have furnished in writing to the party seeking or desiring to serve notice as a place for the service of notice.

14.In order to induce Lender to make the Loan, Guarantor makes the following representations and warranties to Lender set forth in this Section.  Guarantor acknowledges that but for the truth and accuracy of the matters covered by the following representations and warranties, Lender would not have agreed to make the Loan.

	
 
	
(a)
	
Guarantor (if an entity) is duly formed, validly existing, and in good standing in its state of organization and has qualified to do business and is in good standing in any state in which it is necessary in the conduct of its business.

	
 
	
(b)
	
Guarantor maintains an office at the address set forth for such party in Section 13.

	
 
	
(c)
	
Any and all balance sheets, net worth statements, and other financial data with respect to Guarantor which have heretofore been given to Lender by or on behalf of Guarantor fairly and accurately present the financial condition of Guarantor as of the respective dates thereof.

	
 
	
(d)
	
The execution, delivery, and performance by Guarantor of this Guaranty does not and will not contravene or conflict with (i) any Laws, order, rule, regulation, writ, injunction or decree now in effect of any Government Authority, or court having jurisdiction over Guarantor, (ii) any contractual restriction binding on or affecting Guarantor or Guarantor’s property or assets which may adversely affect Guarantor’s ability to fulfill its obligations under this Guaranty, (iii) the instruments creating any trust holding title to any assets included in Guarantor’s financial statements, or (iv) the organizational or other documents of Guarantor.

	
 
	
(e)
	
This Guaranty creates legal, valid, and binding obligations of Guarantor enforceable in accordance with its terms.

	
 
	
(f)
	
Except as disclosed in writing to Lender, there is no action, proceeding, or investigation pending or, to the knowledge of Guarantor, threatened or affecting Guarantor, which may materially and adversely affect Guarantor’s ability to fulfill his obligations under this Guaranty.  There are no judgments or orders for the payment of money rendered against Guarantor for an amount in excess of $25,000 which have been undischarged for a period of thirty (30) or more consecutive days and the enforcement of which is not stayed by reason of a pending appeal or otherwise.  Guarantor is not in default under any agreements which may adversely affect Guarantor’s ability to fulfill its obligations under this Guaranty.

	
 
	
(g)
	
All statements set forth in the Recitals are true and correct.

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All of the foregoing representations and warranties shall be deemed remade on the date of the first disbursement of Loan proceeds, on the date of each advance of Loan proceeds, and upon any extension of the Loan pursuant to the Loan Agreement.  Guarantor hereby agrees to indemnify and hold Lender free and harmless from and against all loss, cost, liability, damage, and expense, including attorney’s fees and costs, which Lender may sustain by reason of the inaccuracy or breach of any of the foregoing representations and warranties as of the date the foregoing representations and warranties are made and are remade.

15.Guarantor shall deliver or cause to be delivered to Lender all of the Guarantor financial statements to be delivered in accordance with the terms of the Loan Agreement.

16.This Guaranty shall be binding upon the heirs, executors, legal and personal representatives, successors and assigns of Guarantor and shall not be discharged in whole or in part by the death of Guarantor.  If more than one party executes this Guaranty, the liability of all such parties shall be joint and several.

17.THIS GUARANTY, THE NOTE, AND ALL OTHER INSTRUMENTS EVIDENCING AND SECURING THE LOAN SECURED HEREBY WERE NEGOTIATED IN THE STATE OF FLORIDA, AND DELIVERED BY GUARANTOR OR BORROWER, AS APPLICABLE, AND ACCEPTED BY LENDER IN THE STATE OF FLORIDA, WHICH STATE THE PARTIES AGREE HAS A SUBSTANTIAL RELATIONSHIP TO THE PARTIES AND THE UNDERLYING TRANSACTIONS EMBODIED HEREBY.  IN ALL RESPECTS, INCLUDING, WITHOUT LIMITATION, MATTERS OF PERFORMANCE OF THIS GUARANTY AND THE OBLIGATIONS ARISING HEREUNDER, THIS GUARANTY SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE OF FLORIDA APPLICABLE TO CONTRACTS MADE AND TO BE PERFORMED IN SUCH STATE AND ANY APPLICABLE LAWS OF THE UNITED STATES OF AMERICA.

18.Lender shall be entitled to honor any request for Loan proceeds made by Borrower and shall have no obligation to see to the proper disposition of such advances.  Guarantor agrees that his obligations hereunder shall not be released or affected by reason of any improper disposition by Borrower of such Loan proceeds.

19.This Guaranty may be executed in any number of counterparts and by different parties hereto in separate counterparts, each of which when so executed shall be deemed to be an original and all of which taken together shall constitute one and the same instrument.

[Signature page to follow]

 

IN WITNESS WHEREOF, Guarantor has delivered this Payment Guaranty in the State of Florida as of the date first written above.

		
	
Witnesses:
	
“GUARANTOR”:

	
 
	
 

 

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/s/ Kathy S. Hall

 

Print Name: Kathy S. Hall

 

/s/ Cathleen A. Coffey                         

 

Print Name: Cathleen A. Coffey

 
	
CNL HEALTHCARE PROPERTIES II, INC., a Maryland corporation

 

 

By: /s/ Brett S. Bryant

Name:  Brett S. Bryant

Its: Vice President

 

 

STATE OF FLORIDA

COUNTY OF ORANGE

The foregoing instrument was acknowledged before me this 27th day of August, 2018, by Brett S. Bryant, as Vice President of CNL HEALTHCARE PROPERTIES II, INC., a Maryland corporation, on behalf of the corporation.

		
	
 
	
/s/ Cathleen A. Coffey

Signature of Notary Public

 

Cathleen A. Coffey

(Print Notary Name)

AFFIX NOTARY STAMP

My Commission Expires: 9/24/2021

Commission No.: GG 138618

☒ Personally known, or

☐ Produced Identification 

Type of Identification Produced:___

	
 
	
 

 

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