Document:

Exhibit
10.44

 

SIXTH AMENDMENT TO

PURCHASE AND SALE AGREEMENT

AND AGREEMENT TO ENTER INTO GROUND LEASE

 

THIS SIXTH
AMENDMENT TO PURCHASE AND SALE AGREEMENT AND AGREEMENT TO ENTER INTO GROUND
LEASE (“Amendment”) is made and entered into as of the 27th day of August, 2010, by and among DOUGLAS E. RABE, AS SUCCESSOR TRUSTEE PURSUANT TO THE
FMC LAND TRUST AGREEMENT NUMBER 1001, AND NOT INDIVIDUALLY (“FMC
Seller”), TENET HIALEAH HEALTHSYSTEM, INC.,
a Florida corporation (“Hialeah Seller”), TENET HEALTHSYSTEM NORTH SHORE, INC., a Florida
corporation (“North Shore Seller”), LIFEMARK
HOSPITALS, INC., a Delaware corporation (“Palmetto Seller”), TENET GOOD SAMARITAN, INC., a Florida
corporation (“Samaritan Seller”), and TENET
ST. MARY’S INC., a Florida corporation (“St. Mary’s Seller”)
(collectively called “Seller”), and APPLEFIELD
WAXMAN CAPITAL, INC., a Florida corporation (“Buyer”).

 

R E C I T A L S:

 

A.                                   Seller
and Buyer entered into that certain Purchase and Sale Agreement and Agreement
to Enter into Ground Lease with an effective date of May 27, 2010 (the “Original
Agreement”), pursuant to which Buyer agreed to acquire and Seller agreed to
sell certain real property located in Fort Lauderdale, Hialeah, Miami and West
Palm Beach, Florida, as amended by that certain Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated June 25, 2010
(the “First Amendment”), that certain Second Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated July 19, 2010
(the “Second Amendment”), that certain Third Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated July 28, 2010
(the “Third Amendment”), that certain Fourth Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated August 4, 2010
(the “Fourth Amendment”), and that certain Fifth Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated August 12, 2010
(the “Fifth Amendment”) (the Original Agreement, as amended by the First
Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment and
the Firth Amendment, are collectively referred to as the “Agreement”).

 

B.                                     Seller
and Buyer desire to amend the Agreement upon the terms and conditions contained
herein.

 

NOW,
THEREFORE, in consideration of the terms, conditions
and covenants contained in the Agreement and in this Amendment, and of other
good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, Seller and Buyer agree as follows:

 

1.                                       Recitals Incorporated; Certain Defined Terms.
The foregoing recitals are true and correct. Unless otherwise defined herein,
capitalized terms herein shall have the same meaning as ascribed to them in the
Agreement.

 

 

2.                                       Closing
Date.   The Closing Date, as
defined in Section 1.3 of the Agreement, is hereby extended to be October 8,
2010. As a condition to the effectiveness of such extension of the Closing
Date, Buyer shall deposit the additional sum of Five Hundred Thousand Dollar
($500,000.00) in immediately available funds by wire transfer (the “Extension
Deposit”) to the Escrow Holder on or before 2:00 p.m. Dallas, Texas time
on September 1, 2010 (the “Deposit Deadline”). Upon payment of the
Extension Deposit, the Extension Deposit shall become part of the Deposit, as
defined in Section 1.7 of the Agreement. The failure of Buyer to deliver
the Extension Deposit to the Escrow Agent by the Deposit Deadline shall
constitute a default under the Agreement.

 

3.                                       Contingency
for Finalizing Forms of Certain Closing Documents, Parking.   Buyer and Seller acknowledge and agree
that Section 4 of the Fifth Amendment is hereby revised to delete the
phrase “within fifteen (15) days after the date of this Amendment” and
substitute therefor the phrase “on or before September 2, 2010.”

 

4.                                       Closing
Extension.   Section 5 of
the Fifth Amendment is hereby deleted in its entirety.

 

5.                                       Full
Force and Effect.   This
Amendment is a part of the Agreement; provided, however, that in the event that
there are any inconsistencies between the terms and provisions of this
Amendment and the remaining portions of the Agreement, the terms and provisions
of this Amendment shall govern, control and prevail. In all other respects, the
Agreement shall be unchanged and shall remain in full force and effect. As an
inducement to enter into this Amendment, Seller and Buyer each represent and
warrant to the other, as applicable (i) that the execution and delivery of
this Amendment has been fully authorized by all necessary action, (ii) that
the person signing this Amendment has the requisite authority to do so and the
authority and power to bind the party on whose behalf they have signed, and (iii) that
to the best of their knowledge and belief, neither party is in default under
the Agreement as of the date of this Amendment, and this Amendment is valid,
binding and legally enforceable in accordance with its terms.

 

6.                                       Counterparts.   This Amendment may be executed in any
number of identical counterparts, any or all of which may contained the signatures
of fewer than all of the parties but all of which shall be taken together as a
single instrument. This Amendment may be executed by facsimile or “.pdf”
signatures and a facsimile or “.pdf” of a signature shall have the same legal
effect as an originally drawn signature.

 

7.                                       Binding
Effect; Entire Agreement; Governing Law.   This Amendment is binding upon and
inures to the benefit of the successor and permitted assigns of the parties.
The Agreement as amended by this Amendment embodies the complete agreement
between the parties with respect to the subject matter hereof. This Amendment
shall be governed by and construed in accordance with the laws of the State of
Florida.

 

8.                                       Miscellaneous.   The captions appearing in this
Amendment are for convenience only and no way define, limit, construe or
describe the scope or intent of any section or paragraph. This Amendment shall
not be construed more or less favorably with respect to either

 

2

 

party as a consequence of the Amendment or
various provisions hereof have been drafted by one of the parties hereto.

 

[SIGNATURES APPEAR ON NEXT PAGES]

 

3

 

IN WITNESS
WHEREOF, the parties have executed this Amendment as of the day, month and year
first written above.

 

	
   

  	
  SELLER:

  
	
   

  	
   

  
	
   

  	
  /s/ DOUGLAS E. RABE

  
	
   

  	
  DOUGLAS E. RABE, AS SUCCESSOR

  
	
   

  	
  TRUSTEE PURSUANT TO THE FMC

  
	
   

  	
  LAND TRUST AGREEMENT NO. 1001

  
	
   

  	
   

  
	
   

  	
  TENET HIALEAH HEALTHSYSTEM, 

  INC., a Florida corporation

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  
	
   

  	
   

  	
   

  
	
   

  	
  TENET HEALTHSYSTEM NORTH

  SHORE, INC., a Florida corporation

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  
	
   

  	
   

  	
   

  
	
   

  	
  LIFEMARK HOSPITALS, INC.,
  a

  Delaware corporation

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  
	
   

  	
   

  	
   

  
	
   

  	
  TENET GOOD SAMARITAN, INC., a

  Florida corporation

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  
	
   

  	
   

  	
   

  
	
   

  	
  TENET ST. MARY’S INC.,
  a Florida

  corporation

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  

 

4

 

	
   

  	
  BUYER:

  
	
   

  	
   

  
	
   

  	
  APPLEFIELD WAXMAN CAPITAL,

  INC., a Florida corporation

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  [ILLEGIBLE]

  
	
   

  	
  Name:

  	
  [ILLEGIBLE]

  
	
   

  	
  Title:

  	
  President

  

 

5Exhibit
10.45

 

EIGHTH AMENDMENT TO

PURCHASE AND SALE AGREEMENT

AND AGREEMENT TO ENTER INTO GROUND LEASE

 

THIS
EIGHTH AMENDMENT TO PURCHASE AND SALE AGREEMENT AND AGREEMENT TO ENTER INTO
GROUND LEASE  (“Amendment”) is made and entered
into as of the 10th day of September, 2010, by and among DOUGLAS E.
RABE, AS SUCCESSOR TRUSTEE PURSUANT TO THE FMC
LAND TRUST AGREEMENT NUMBER 1001, AND NOT INDIVIDUALLY (“FMC Seller”),
TENET HIALEAH HEALTHSYSTEM, INC.,
a Florida corporation (“Hialeah Seller”), TENET HEALTHSYSTEM NORTH
SHORE, INC., a Florida corporation (“North Shore Seller”), LIFEMARK HOSPITALS, INC., a Delaware corporation (“Palmetto
Seller”), TENET GOOD SAMARITAN, INC., a
Florida corporation (“Samaritan Seller”), and TENET ST.
MARY’S INC., a Florida corporation (“St. Mary’s Seller”)
(collectively called “Seller”), and APPLEFIELD WAXMAN CAPITAL, INC.,
a Florida corporation (“Buyer”).

 

R  E  C  I  T  A
L  S:

 

A.                                    Seller and
Buyer entered into that certain Purchase and Sale Agreement and Agreement to
Enter into Ground Lease with an effective date of May 27, 2010 (the “Original
Agreement”), pursuant to which Buyer agreed to acquire and Seller agreed to
sell certain real property located in Fort Lauderdale, Hialeah, Miami and West
Palm Beach, Florida, as amended by that certain Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated June 25, 2010
(the “First Amendment”), that certain Second Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated July 19, 2010 (the
“Second Amendment”), that certain Third Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated July 28, 2010
(the “Third Amendment”), that certain Fourth Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated August 4, 2010
(the “Fourth Amendment”), that certain Fifth Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated August 12, 2010
(the “Fifth Amendment”), that certain Sixth Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated August 27, 2010
(the “Sixth Amendment”) and that certain Seventh Amendment to Purchase and Sale
Agreement and Agreement to Enter into Ground Lease dated September 2, 2010
(the “Seventh Amendment”) (the Original Agreement, as amended by the First
Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, the
Fifth Amendment, the Sixth Amendment, and the Seventh Amendment are
collectively referred to as the “Agreement”).

 

B.                                    Seller and
Buyer desire to amend the Agreement upon the terms and conditions contained
herein.

 

NOW, THEREFORE, in consideration of the terms, conditions
and covenants contained in the Agreement and in this Amendment, and of other
good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, Seller and Buyer agree as follows:

 

 

1.                                      Recitals
Incorporated; Certain Defined Terms.  The foregoing recitals are true and correct.
Unless otherwise defined herein, capitalized terms herein shall have the same
meaning as ascribed to them in the Agreement.

 

2.                                      Reinstatement
of Agreement/Satisfaction of Contingency.  In accordance with Paragraph 4 of the Fifth
Amendment, as modified by the Sixth Amendment and the Seventh Amendment, the
Agreement was to automatically terminate if, by September 8, 2010, the
parties had not finalized (a) the forms for the Ground Lease, REA, the
tenant space lease, (b) the allocation of the Purchase Price as to each
Property, and (c) the use, after Closing, of parking spaces in the Pal-Med
garage adjacent to the Palmetto Medical Building by tenants of the Palmetto
Medical Building.  The parties did not
reach agreement on the foregoing matters on or before September 8, 2010,
and, as a result, the Agreement automatically terminated.  As of the date of this Eight Amendment, the
parties have reached agreement on those issues, as hereinafter described, the
parties hereby reinstate the Agreement, as modified and amended herein, and the
parties waive the contingency set forth in Paragraph 4 of the Fifth Amendment.

 

3.                                      Form of
Ground Lease.           The form of
Ground Lease attached to the Agreement as Exhibit “B” is hereby deleted
and replaced with the form of Ground Lease attached hereto as Exhibit “A”.

 

4.                                      Form of
REA.                The form of the
REA attached to the Agreement as Exhibit “J” is hereby deleted and
replaced with the form of the REA attached hereto as Exhibit “B”.

 

5.                                      Form of
Tenant Space Leases.                      The forms of tenant space
leases (gross and triple net) attached hereto as Exhibit “C” are hereby
approved by the Seller, as required by Section 9.3(c) of the form of
Ground Lease.

 

6.                                      Allocation
of Purchase Price.                           Per Section 2.2.4 of
the Agreement, the allocation of the Purchase Price as to each Property is
attached hereto as Exhibit “D”.

 

7.                                      Palmetto
Parking.                                         At Closing, the
parties agree to execute and deliver, in duplicate originals, the letter
agreement attached hereto as Exhibit “E”, which pertains to the use of
parking spaces in the Pal-Med garage adjacent to the Palmetto Medical Building
by tenants of the Palmetto Medical Building.

 

8.                                      Tenant
Estoppel Certificates. 
Prior to the date of this Amendment, Seller has delivered to Buyer
copies of all Tenant Estoppel Certificates received by Seller as of September 15,
2010 (collectively, the “Delivered Estoppels”). If Buyer determines that the
Delivered Estoppels do not satisfy the requirements of Section 4.1.3 of
the Agreement, Buyer will, on or before 5:00 p.m. Dallas, Texas time, on September 24,
2010, notify Seller in writing specifying in reasonable detail the reason(s) why
Buyer believes that any of the Delivered Estoppels do not satisfy the
requirements of Section 4.1.3 of the Agreement (the “Estoppel Objection
Notice”). If Buyer fails to timely deliver the Estoppel Objection Notice to Seller,
then Buyer shall be deemed to have waived Section 4.1.3 of the Agreement
and thereafter shall proceed to close in accordance with the terms of the
Agreement, as amended by this Amendment. If Buyer timely delivers the Estoppel
Objection Notice, then Seller may, but shall not be obligated to, attempt to
address the matters set forth in the Estoppel Objection Notice to the
reasonable satisfaction of 

 

2

 

Buyer.
If Seller fails to address the matters set forth in the Estoppel Objection
Notice to the reasonable satisfaction of Buyer on or before 5:00 p.m.
Dallas, Texas time, on September 30, 2010, then Buyer will on or before
5:00 p.m. Dallas, Texas time, on October 1, 2010, at Buyer’s option,
either (a) elect to cancel this Agreement, in which case the Deposit shall
be forthwith returned to Buyer and Buyer and Seller shall be relieved, as to
each other, of all obligations under this Agreement, except as otherwise
provided in this Agreement; or (b) elect to accept the Delivered Estoppels
without objection by confirming in writing that the requirements of Section 4.1.3
of the Agreement have been satisfied (the “Confirmation Notice”), and
thereafter proceed to close in accordance with the terms of the Agreement, as
amended by this Amendment. If Buyer does not give Seller the Confirmation
Notice within the time period set forth above, then Buyer shall be deemed to
have elected to cancel this Agreement pursuant to the terms of subparagraph (a) of
this Section.

 

9.                                      Full
Force and Effect.  This
Amendment is a part of the Agreement; provided, however, that in the event that
there are any inconsistencies between the terms and provisions of this
Amendment and the remaining portions of the Agreement, the terms and provisions
of this Amendment shall govern, control and prevail. In all other respects, the
Agreement shall be unchanged and shall remain in full force and effect. As an
inducement to enter into this Amendment, Seller and Buyer each represent and
warrant to the other, as applicable (i) that the execution and delivery of
this Amendment has been fully authorized by all necessary action, (ii) that
the person signing this Amendment has the requisite authority to do so and the
authority and power to bind the party on whose behalf they have signed, and (iii) that
to the best of their knowledge and belief, neither party is in default under
the Agreement as of the date of this Amendment, and this Amendment is valid,
binding and legally enforceable in accordance with its terms.

 

10.                               Counterparts.  This Amendment may be executed in any number
of identical counterparts, any or all of which may contained the signatures of
fewer than all of the parties but all of which shall be taken together as a
single instrument. This Amendment may be executed by facsimile or “.pdf”
signatures and a facsimile or “.pdf” of a signature shall have the same legal
effect as an originally drawn signature.

 

11.                               Binding
Effect; Entire Agreement; Governing Law.  This Amendment is binding upon and inures to
the benefit of the successor and permitted assigns of the parties. The
Agreement as amended by this Amendment embodies the complete agreement between
the parties with respect to the subject matter hereof.  This Amendment shall be governed by and construed
in accordance with the laws of the State of Florida.

 

12.                               Miscellaneous.  The captions appearing in this Amendment are
for convenience only and no way define, limit, construe or describe the scope
or intent of any section or paragraph. This Amendment shall not be construed
more or less favorably with respect to either party as a consequence of the
Amendment or various provisions hereof have been drafted by one of the parties
hereto.

 

[SIGNATURES APPEAR ON NEXT PAGES]

 

3

 

IN
WITNESS WHEREOF, the parties have executed this Amendment as of the day, month
and year first written above.

 

	
   

  	
  SELLER:

  
	
   

  	
   

  
	
   

  	
  /s/ Douglas E. Rabe

  
	
   

  	
  DOUGLAS
  E. RABE, AS SUCCESSOR 

  TRUSTEE PURSUANT TO THE FMC 

  LAND TRUST AGREEMENT NO. 1001

  
	
   

  	
   

  
	
   

  	
  TENET
  HIALEAH HEALTHSYSTEM, 

  INC., a Florida corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  
	
   

  	
   

  	
   

  
	
   

  	
  TENET
  HEALTHSYSTEM NORTH 

  SHORE, INC., a Florida corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  
	
   

  	
   

  	
   

  
	
   

  	
  LIFEMARK
  HOSPITALS, INC., a 

  Delaware corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  
	
   

  	
   

  	
   

  
	
   

  	
  TENET
  GOOD SAMARITAN, INC., a 

  Florida corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  
	
   

  	
   

  	
   

  
	
   

  	
  TENET
  ST. MARY’S INC., a Florida 

  corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Nicholas R. Bonrepos

  
	
   

  	
  Name:

  	
  Nicholas R. Bonrepos

  
	
   

  	
  Title:

  	
  Authorized Signatory

  

 

4

 

	
   

  	
  BUYER:

  
	
   

  	
   

  
	
   

  	
  APPLEFIELD
  WAXMAN CAPITAL, 

  INC., a Florida corporation

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Brian Waxman

  
	
   

  	
  Name:

  	
  Brian Waxman

  
	
   

  	
  Title:

  	
  President

  

 

5

 

Exhibit “A”

 

FORM OF GROUND LEASE

 

[Attached]

 

6

 

Exhibit “B”

 

FORM OF REA

 

[Attached]

 

7

 

Exhibit “C”

 

FORM OF SPACE LEASES

 

[Attached]

 

8

 

Exhibit “D”

 

PURCHASE PRICE ALLOCATION

 

	
  Farris

  	
   

  	
  $

  	
  23,200,000

  	
   

  	
  $

  	
  156.70

  	
   

  
	
  Palmetto

  	
   

  	
  $

  	
  13,400,000

  	
   

  	
  $

  	
  100.45

  	
   

  
	
  Hialeah

  	
   

  	
  $

  	
  2,000,000

  	
   

  	
  $

  	
  27.43

  	
   

  
	
  North Shore

  	
   

  	
  $

  	
  1,600,000

  	
   

  	
  $

  	
  28.09

  	
   

  
	
  FMC Central

  	
   

  	
  $

  	
  790,000

  	
   

  	
  $

  	
  28.90

  	
   

  
	
  FMC East

  	
   

  	
  $

  	
  790,000

  	
   

  	
  $

  	
  28.45

  	
   

  
	
  FMC North

  	
   

  	
  $

  	
  790,000

  	
   

  	
  $

  	
  29.35

  	
   

  
	
  FMC Medical Mall

  	
   

  	
  $

  	
  3,450,000

  	
   

  	
  $

  	
  27.57

  	
   

  
	
  FMC Land

  	
   

  	
  $

  	
  630,000

  	
   

  	
  $

  	
  1.84

  	
   

  
	
  St. Mary’s

  	
   

  	
  $

  	
  453,000

  	
   

  	
  $

  	
  27.80

  	
   

  
	
  Tenet Totals

  	
   

  	
  $

  	
  47,103,000

  	
   

  	
   

  	
   

  

 

9

 

Exhibit “E”

 

PALMETTO SIDE LETTER RE: PARKING

 

[Attached]

 

10

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00182-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00182-of-00352.parquet"}]]