SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported): December 11, 1998
WNC HOUSING TAX CREDIT FUND VI, L.P., SERIES 6
(Exact name of registrant as specified in its charter)
California 333-24111 33-0761578
(State or other jurisdiction (Commission (IRS Employer
of incorporation) File Number) Identification No.)
3158 Redhill Avenue, Suite 120, Costa Mesa, California 92626
(Address of principal executive offices) (Zip Code)
Registrant's telephone number, including area code: (714) 662-5565
N/A
Former name or former address, if changed since last report)
e:\form8k\014.doc
<PAGE>
Item 2. Acquisition or Disposition of Assets
WNC Housing Tax Credit Fund VI, L.P., Series 6 ("Series 6") has acquired a
Local Limited Partnership Interest in Desloge Associates I, L.P. ("DESLOGE").
DESLOGE is sometimes hereinafter referred to as the "Local Limited Partnership."
DESLOGE owns the Eagles Landing Apartments in Desloge, Missouri (the
"Property" or the "Apartment Complex").
The following tables contain information concerning the Property and
the Local Limited Partnership identified herein:
<TABLE>
LOCAL
ACTUAL OR LIMITED
ESTIMATED ESTIMATED PERMANENT PARTNER-
PROPERTY CONSTRUC- DEVELOPMENT MORTGAGE SHIP'S YEAR
LOCAL NAME AND TION COST NUMBER OF BASIC LOAN ANTICIPATED CREDITS
LIMITED NUMBER LOCATION COMPLETION (INCLUDING APARTMENT MONTHLY PRINCIPAL TAX CREDITS TO BE FIRST
PARTNERSHIP OF BUILDINGS OF PROPERTY DATE LAND COST) UNITS RENTS AMOUNT (1) AVAILABLE
- ----------------- ------------- ------------ -------------- ------------ ------------ --------- ----------------------- -----------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
DESLOGE Eagles Desloge November 1999 $2,064,658 24 2BR $247 $633,000 $1,637,810 1999
Landing (St. units $302 MHDC (2)
Apartments Francois 8 3BR units
County),
4 Buildings Missouri
- ----------------- -------------- ------------ -------------- ------------ ------------ ---------------------------------- ---------
<FN>
(1) Low Income Housing Credits are available over a 10-year period. For the
year in which the credit first becomes available, Series 6 will receive
only that percentage of the annual credit which corresponds to the
number of months during which Series 6 was a limited partner of the
Local Limited Partnership, and during which the Properties were
completed and in service.
(2) Missouri Housing Development Commission ("MHDC") will provide the
mortgage loan for a term of 40 years at an annual interest rate of 1%.
Principal and interest will be payable monthly, based on a 40-year
amortization schedule.
</FN>
</TABLE>
Desloge (DESLOGE): Desloge (population 4,900) is in St. Francois County, in
southeast Missouri on State Route 8, near the intersection with U.S. Highway 67.
The major employers for Desloge residents are U.S. Tool Grinding (drill and tool
manufacturer), Flat River Glass (pharmaceutical glass manufacturer) and Super
Value, Inc. (distribution).
<TABLE>
LOCAL ESTIMATED
GENERAL SHARING RATIOS: ACQUISITION
LOCAL LOCAL PARTNER ALLOCATIONS (4) AND FEES PAYABLE
LIMITED GENERAL PROPERTY DEVELOPMENT SHARING SALE OR REFINANCING SERIES 6's CAPITAL TO FUND
PARTNERSHIP PARTNERS MANAGER (1) FEE (2) RATIOS: PROCEEDS (5) CONTRIBUTION (6) MANAGER
CASH FLOW (3)
- --------------- ------------ ------------ -------------- --------------- -------------------- ------------------- ---------------
<S> <C> <C> <C> <C> <C> <C>
DESLOGE East Lockwood $266,884 WNC: Greater 99.89/.01/.1 $1,063,406 $171,000
Missouri Realty, of 20/79.9/.1
Action Inc. 20% or $500
Agency, LGP: 70%
Inc. The balance:
50/50
- --------------- ------------ ------------ -------------- --------------- -------------------- ------------------- ---------------
<FN>
(1) The maximum annual management fee payable to the property manager generally
is determined pursuant to lender regulations. The Local General Partner is
authorized to employ either itself or one of its affiliates, or a third party,
as property manager for leasing and management of the Property so long as the
fee therefor does not exceed the amount authorized and approved by the lender
for the Property.
(2) The Local Limited Partnership will pay its Local General Partner or an
affiliate of its Local General Partner a development fee in the amount set
forth, for services incident to the development and construction of the
Property, which services include: negotiating the financing commitments for the
Property; securing necessary approvals and permits for the development and
construction of the Property; and obtaining allocations of Low Income Housing
Credits. This payment will be made in installments after receipt of each
installment of the capital contributions made by Series 6.
2
<PAGE>
(3) Reflects the amount of the net cash flow from operations, if any, to be
distributed to Series 6 ("WNC") and the Local General Partner ("LGP") of the
Local Limited Partnership for each year of operations. Generally, to the extent
that the specific dollar amounts which are to be paid to WNC are not paid
annually, they will accrue and be paid from sale or refinancing proceeds as an
obligation of the Local Limited Partnership.
(4) Subject to certain special allocations, reflects the respective percentage
interests in profits, losses and Low Income Housing Credits of (i) Series 6,
(ii) WNC Housing, L.P., an affiliate of the Sponsor which is the special limited
partner, and (iii) the Local General Partner.
(5) Reflects the percentage interests of (i) Series 6 and (ii) the Local General
Partner, in any net cash proceeds from sale or refinancing of the Property,
after payment of the mortgage loan and other Local Limited Partnership
obligations.
(6) Series 6 will make its capital contributions to the Local Limited
Partnership in stages, with each contribution due when certain conditions
regarding construction or operations of the Property have been fulfilled.
</FN>
</TABLE>
3
<PAGE>
Item 7. Financial Statements and Exhibits
a. Financial Statements of Businesses Acquired.
Inapplicable.
b. Proforma Financial Information
Proforma Balance Sheet, September 30, 1998 (Unaudited)
Notes to Balance Sheet, September 30, 1998
c. Exhibits
10.1 Amended and Restated Agreement of Limited Partnership of
Desloge Associates I, L.P.
4
<PAGE>
WNC HOUSING TAX CREDIT FUND VI, L.P., Series 6
(A California Limited Partnership)
(A Development-Stage Partnership)
PROFORMA BALANCE SHEET
September 30, 1998
ASSETS
Historical Proforma Proforma
Balance Adjustments Balance
Cash and cash equivalents $ 1,290,449 $ 1,967,900
38,000
(161,175) $ 3,135,174
Subscriptions receivable 278,000 (38,000) 240,000
Investment in limited partnerships 4,068,755 3,944,591
161,175 8,174,521
Other assets 955 - 955
--------- ---------- ---------
$ 5,638,159 $ 5,912,491 $ 11,550,650
========= ========== ==========
LIABILITIES AND PARTNERS' EQUITY
LIABILITIES:
Payables to limited partnerships $ 3,069,164 $ 3,944,591 $ 7,013,755
Accrued fees and expenses due to
general partner and affiliates 43,830 - 43,830
------ ------------ ----------
3,112,994 3,944,591 7,057,585
--------- ------------ ---------
PARTNERS' EQUITY (DEFICIT)
General partner (3,885) (3,329) (7,214)
Original limited partner 1,000 - 1,000
Limited partners 2,528,050 1,971,229 4,499,279
--------- --------- ---------
Total partners' equity 2,525,165 1,967,900 4,493,065
--------- --------- ---------
$ 5,638,159 $5,912,491 $ 11,550,650
========= ========= ==========
-Unaudited-
See Accompanying Notes to Proforma Balance Sheet
FS-1
<PAGE>
WNC HOUSING TAX CREDIT FUND VI, L.P., SERIES 6
(A California Limited Partnership)
(A Development-Stage Partnership)
NOTES TO UNAUDITED PROFORMA FINANCIAL STATEMENTS
NOTE 1 - GENERAL
The information contained in the following notes to the proforma financial
statements is condensed from that which appears in the financial statements.
Accordingly, these proforma financial statements should be reviewed in
conjunction with the financial statements and related notes thereto contained in
the WNC Housing Tax Credit Fund VI, L.P., Series 6 financial statements dated
September 30, 1998. WNC Housing Tax Credit Fund VI, L.P., Series 6 is referred
to in these notes as the "Partnership."
NOTE 2 - INTRODUCTION TO PROFORMA ADJUSTMENTS
As of September 30, 1998, the Partnership had acquired a limited partnership
interest in two limited partnerships: Trenton Village Apts., L.P. (TRENTON); and
United Development Co., L.P. - 97.0 (UNITED 97.0). Subsequent to September 30,
1998, the Partnership has acquired an interest in Desloge Associates I, L.P.
(DESLOGE) which owns one apartment complex, and is negotiating to acquire the
limited partnership interests in three other partnerships which own five
apartment complexes: Ottawa I, L.P. (OTTAWA); Preservation Partners I, L.P.
(PRESERVATION); and West Mobile County Housing, Ltd. (WEST MOBILE). PRESERVATION
owns the Autumn Ridge I Apartments (PRESERVATION AUTUMN), the Pontiac "A"
Apartments (PRESERVATION PONTIAC) and the Shumway Apartments (PRESERVATION
SHUMWAY). These investments commit the Partnership to capital contributions as
follows:
DESLOGE $1,063,406
OTTAWA 402,887
PRESERVATION AUTUMN 166,332
PRESERVATION PONTIAC 166,101
PRESERVATION SHUMWAY 182,317
WEST MOBILE 1,963,548
---------
$3,944,591
In accordance with Article 11, Proforma Financial Information of Regulation S-X
of the Securities and Exchange Commission, the accompanying proforma balance
sheet was computed assuming that the limited partnerships discussed above were
acquired at the end of the period presented. The first adjustment to cash and
the adjustment to partners' equity of $1,967,900 reflects the net
FS-2
<PAGE>
NOTE 2 - INTRODUCTION TO PROFORMA ADJUSTMENTS (Continued)
proceeds from October 1 to December 11, 1998 from issuance of 2,390 units of
limited partners' capital ($2,388,250 less notes receivable and commissions and
offering costs of $87,500 and $332,850, respectively.) The second adjustment to
cash and the adjustment to subscriptions receivable of $38,000 reflects the
collection of subscriptions receivable from the above subscriptions. The
adjustment to investment in limited partnerships and notes payable to limited
partnerships of $3,944,591 reflects the Partnership's acquisition of the four
limited partnership interests as if the Partnership's date of acquisition was
September 30,1998. The second adjustment to investment in limited partnerships
and the third adjustment to cash of $161,175 reflects the acquisition fee from
the proceeds raised from October 1, 1998 to December 11, 1998.
The four limited partnerships (six apartment complexes) were under construction
or rehabilitation during the period presented and had no operations which should
be reported. The Partnership will use the equity method of accounting to account
for its investments in these local limited partnerships.
FS-3
<PAGE>
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934,
the registrant has duly caused this report to be signed on its behalf by the
undersigned hereunto duly authorized.
WNC HOUSING TAX CREDIT FUND VI, L.P., SERIES 6
Date: December 21, 1998 By: WNC & Associates, Inc.,
General Partner
By: /s/ JOHN B. LESTER, JR.
John B. Lester, Jr.,
President
5
EXHIBIT
Exhibit
Number
10.1 Amended and Restated Agreement of Limited Partnership of
Desloge Associates I, L.P.
6
<PAGE>
AMENDED AND RESTATED
AGREEMENT OF LIMITED PARTNERSHIP OF
DESLOGE ASSOCIATES I, L.P.
<PAGE>
TABLE OF CONTENTS
Page
I. DEFINITIONS ......................................... 2
1.1 "Accountant" ................................... 2
1.2 "Act" .......................................... 2
1.3 "Actual Tax Credit"............................. 2
1.4 "Adjusted Capital Account Deficit" ............. 2
1.5 "Affiliate" .................................... 2
1.6 "Agreement" or "Partnership Agreement".......... 2
1.7 "Assignee" ..................................... 3
1.8 "Bankruptcy" or "Bankrupt"...................... 3
1.9 "Break-even Operations"......................... 3
1.10 "Capital Account" .............................. 3
1.11 "Capital Contribution" ......................... 3
1.12 "Class A Special Limited Partner"............... 4
1.13 "Class B Special Limited Partner"............... 4
1.14 "Code" ......................................... 4
1.15 "Completion of Construction".................... 4
1.16 "Compliance Period"............................. 4
1.17 "Consent"....................................... 4
1.18 "Consent of the Class A Special Limited Partner" 4
1.19 "Construction Contract"......................... 5
1.20 "Construction Loan" ............................ 5
1.21 "Contractor" ................................... 5
1.22 "Debt Service Coverage"......................... 5
1.23 "Deferred Management Fee"....................... 5
1.24 "Developer"..................................... 5
1.25 "Development Fee" .............................. 5
1.26 "Distributions" ................................ 5
1.27 "Fair Market Value" ............................ 6
1.28 "First Year Certificate" ....................... 6
1.29 "Force Majeure"................................. 6
1.30 "General Partner" .............................. 6
1.31 "Gross Asset Value" ............................ 6
1.32 "Hazardous Substance"........................... 7
1.33 "Improvements".................................. 7
1.34 "Incentive Management Fee"...................... 7
1.35 "Income and Losses"............................. 7
1.36 "Insurance" .................................... 9
1.37 "Insurance Company" ............................ 9
1.38 "Interest" ..................................... 9
1.39 "Involuntary Withdrawal"........................ 9
1.40 "LIHTC"......................................... 10
1.41 "Limited Partner"............................... 10
1.42 "Management Agent".............................. 10
1.43 "Management Agreement".......................... 10
1.44 "Minimum Set-Aside Test"........................ 10
1.45 "Missouri Tax Credits".......................... 10
1.46 "Mortgage" or "Mortgage Loan"................... 10
1.47 "Net Operating Income".......................... 10
1.48 "Non-Profit Corporation"........................ 11
1.49 "Nonrecourse Deductions"........................ 11
1.50 "Nonrecourse Liability"......................... 11
i
<PAGE>
1.51 "Operating Deficit" ............................ 11
1.52 "Operating Deficit Guarantee Period"............ 11
1.53 "Operating Loans"............................... 12
1.54 "Original General Partner" ..................... 12
1.55 "Original Limited Partner" ..................... 12
1.56 "Partner(s)" ................................... 12
1.57 "Partner Nonrecourse Debt" ..................... 12
1.58 "Partner Nonrecourse Debt Minimum Gain" ........ 12
1.59 "Partner Nonrecourse Deductions" ............... 12
1.60 "Partnership" .................................. 12
1.61 "Partnership Minimum Gain" ..................... 12
1.62 "Permanent Mortgage Commencement" .............. 12
1.63 "Person" ....................................... 12
1.64 "Project" ...................................... 12
1.65 "Project Documents" ............................ 13
1.66 "Projected Annual Tax Credits" ................. 13
1.67 "Projected Missouri Annual Tax Credits" ........ 13
1.68 "Projected Tax Credits" ........................ 13
1.69 "Qualified Tenants" ............................ 13
1.70 "Rent Restriction Test" ........................ 13
1.71 "Reporting Fee"................................. 13
1.72 "Revised Projected Missouri Tax Credits"........ 13
1.73 "Revised Projected Tax Credits"................. 13
1.74 "Sale or Refinancing"........................... 13
1.75 "Sale or Refinancing Proceeds" ................. 13
1.76 "State" ........................................ 14
1.77 "State Tax Credit Agency" ...................... 14
1.78 "Substitute Limited Partner" ................... 14
1.79 "Tax Credit" ................................... 14
1.80 "Tax Credit Conditions"......................... 14
1.81 "Tax Credit Period"............................. 14
1.82 "TRA 1986" ..................................... 14
1.83 "Treasury Regulations" ......................... 14
1.84 "Withdrawing" or "Withdrawal"................... 14
II. NAME ................................................ 15
III. PRINCIPAL EXECUTIVE OFFICE/AGENT FOR SERVICE ........ 15
3.1 Principal Executive Office ..................... 15
3.2 Agent for Service of Process ................... 15
IV. PURPOSE ............................................. 15
V. TERM ................................................ 15
VI. GENERAL PARTNER'S CONTRIBUTIONS AND LOANS............ 16
6.1 Capital Contribution of General Partner......... 16
6.2 Construction and Operating Obligations;
General Partner Loans......................... 16
6.3 Other General Partner Loans..................... 17
VII. CAPITAL CONTRIBUTIONS OF LIMITED PARTNER............. 17
7.1 Original Limited Partner........................ 17
7.2 Capital Contribution of Limited Partner......... 17
7.3 Repurchase of Limited Partner's Interest........ 21
ii
<PAGE>
7.4 Adjustment of Limited Partner's Capital
Contribution.................................. 21
7.5 Capital Contribution of Class A Special
Limited Partner.................................. 25
7.6 Return of Capital Contribution.................. 25
7.7 Liability of Limited Partner, Class A Special
Limited Partner and Class A Special
Limited Partner ................................ 25
VIII. WORKING CAPITAL AND RESERVES ....................... 25
8.1 Replacement Reserve Account..................... 25
8.2 Tax and Insurance Account....................... 25
8.3 Construction Contingency........................ 26
8.4 Working Capital Reserve......................... 26
8.5 Operating Deficit............................... 26
8.6 Other Reserves.................................. 26
IX. MANAGEMENT AND CONTROL .............................. 26
9.1 Power and Authority of General Partner ......... 26
9.2 Payments to the General Partners and Others .... 27
9.3 Specific Powers of the General Partner ......... 29
9.4 Authority Requirements.......................... 29
9.5 Limitations on General Partner's
Power and Authority ............................ 30
9.6 Restrictions on Authority of General Partner.... 31
9.7 Duties of General Partner ...................... 31
9.8 Partnership Expenses ........................... 33
9.9 General Partner Expenses ....................... 34
9.10 Other Business of Partners ..................... 34
9.11 Covenants, Representations and Warranties....... 35
X. ALLOCATIONS OF INCOME, LOSSES AND CREDITS ........... 38
10.1 General ........................................ 38
10.2 Allocations From Sale or Refinancing............ 38
10.3 Special Allocations............................. 40
10.4 Curative Allocations............................ 42
10.5 Other Allocation Rules.......................... 43
10.6 Tax Allocations: Code Section 704(c)........... 44
10.7 Allocation Among Limited Partners............... 45
10.8 Allocation Among General Partners .............. 45
10.9 Modification of Allocations .................... 45
XI. DISTRIBUTION ........................................ 46
11.1 Distribution of Net Operating Income ........... 46
11.2 Distribution of Sale or Refinancing Proceeds.... 46
XII. TRANSFERS OF LIMITED PARTNER'S INTEREST
IN THE PARTNERSHIP................................... 47
12.1 Assignment of Limited Partner's Interest ....... 47
12.2 Effective Date of Transfer ..................... 47
12.3 Invalid Assignment ............................. 47
12.4 Assignee's Rights to Allocations
and Distributions .............................. 48
iii
<PAGE>
12.5 Substitution of Assignee as Limited Partner,
Class A Special Limited Partner or Class B Special
Limited Partner................................... 48
12.6 Death, Bankruptcy, Incompetency, etc.
of a Limited Partner ............................. 49
XIII. WITHDRAWAL, REMOVAL AND REPLACEMENT OF GENERAL
PARTNER ............................................ 49
13.1 Withdrawal of General Partner .................. 49
13.2 Removal of General Partner ..................... 49
13.3 Effects of a Withdrawal......................... 51
13.4 Successor General Partner....................... 53
13.5 Admission of Additional or Successor
General Partner ................................ 53
13.6 Transfer of Interest ........................... 53
13.7 No Goodwill Value............................... 54
XIV. BOOKS AND ACCOUNTS, REPORTS, TAX RETURNS,
FISCAL YEAR AND BANKING ............................. 54
14.1 Books and Accounts ............................. 54
14.2 Accounting Reports ............................. 55
14.3 Other Reports .................................. 55
14.4 Late Reports ................................... 57
14.5 Annual Site Visits.............................. 58
14.6 Tax Returns..................................... 58
14.7 Fiscal Year .................................... 58
14.8 Banking ........................................ 58
14.9 Certificates and Elections ..................... 58
XV. DISSOLUTION, WINDING UP, TERMINATION AND
LIQUIDATION OF THE PARTNERSHIP ...................... 59
15.1 Dissolution of Partnership ..................... 59
15.2 Return of Capital Contribution upon
Dissolution .................................... 59
15.3 Distributions of Assets ........................ 59
15.4 Deferral of Liquidation......................... 61
15.5 Liquidation Statement .......................... 61
15.6 Certificates of Dissolution; Certificate of
Cancellation of Certificate of Limited
Partnership .................................... 61
XVI. AMENDMENTS .......................................... 62
XVII. MISCELLANEOUS ...................................... 63
17.1 Voting Rights .................................. 62
17.2 Meeting of Partnership ......................... 63
17.3 Notices ........................................ 63
17.4 Successors and Assigns ......................... 64
17.5 Recording of Certificate of Limited
Partnership. ................................... 64
17.6 Amendment of Certificate of Limited
Partnership .................................... 64
17.7 Counterparts ................................... 64
17.8 Captions ....................................... 65
iv
<PAGE>
17.9 Saving Clause................................... 65
17.10 Tax Matters Partners........................... 65
17.11 Number and Gender ............................. 65
17.12 Entire Agreement .............................. 65
17.13 Governing Law ................................. 65
17.14 Attorney's Fees ............................... 65
17.15 Receipt of Correspondence ..................... 66
17.16 Security Interest and Right of Set-Off ........ 66
17.17 Authority Requirements ........................ 66
17.18 Receipt of MHDC Correspondence................. 67
17.19 Liability for Acts and Omissions.............. 67
EXHIBIT A - Legal Description...................... A-1
EXHIBIT B - Form of Legal Opinion.................. B-1 - B-4
EXHIBIT C - Certification and Agreement............ C-1 - C-4
EXHIBIT D - General Partner Certification.......... D-1 - D-5
EXHIBIT E - Form of Completion Certificate......... E-1
EXHIBIT F - Accountant's Certificate............... F-1
EXHIBIT G - Contractor's Letter.....................G-1
EXHIBIT H - Report of Operations................... H-1 - H-10
v
<PAGE>
AMENDED AND RESTATED AGREEMENT
OF LIMITED PARTNERSHIP OF
DESLOGE ASSOCIATES I, L.P.
This Amended And Restated Agreement Of Limited Partnership is being entered into
effective as of the date written below by and between East Missouri Action
Agency, Inc., as the general partner (the "General Partner"), WNC Housing Tax
Credit Fund VI L.P., Series 6, a California limited partnership as the limited
partner (the "Limited Partner"), WNC Housing, L.P., as the special limited
partner (the "Class A Special Limited Partner"), Missouri Affordable Housing
Fund IX, L.P. (the "Class B Special Limited Partner"), Joseph A. Shepard and
Kenneth M. Vitor as the withdrawing general partners (collectively referred to
as the "Original General Partner"), and The Lockwood Group, L.L.P. as the
withdrawing limited partner (the "Original Limited Partner").
RECITALS
WHEREAS, Desloge Associates I, L.P., a Missouri limited partnership
(the "Partnership") recorded a certificate of limited partnership with the
Missouri Secretary of State on July 30, 1998. A partnership agreement dated on
July 27, 1998 was entered into by and between the General Partner and the
Original Limited Partner (the "Original Partnership Agreement").
WHEREAS, the Partners desire to enter into this Agreement to provide
for, among other things, (i) the continuation of the Partnership, (ii) the
admission of the Limited Partner and the Class A Special Limited Partner and the
Class B Special Limited Partner as partners of the Partnership, (iii) the
liquidation of the Original Limited Partner's Interest in the Partnership, (iv)
the liquidation of the Original General Partner's Interest in the Partnership,
(v) the payment of Capital Contributions by the Limited Partner, the Class A
Special Limited Partner and the Class B Special Limited Partner to the
Partnership, (vi) the allocation of Income, Losses, Tax Credits and
distributions of Net Operating Income and other cash funds of the Partnership
among the Partners (vii) the respective rights, obligations and interests of the
Partners to each other and to the Partnership, and (viii) certain other matters.
WHEREAS, the Partners desire hereby to amend and restate the Original
Partnership Agreement.
NOW, THEREFORE, in consideration of their mutual agreements herein set
forth, the Partners hereby agree to amend and restate the Original Partnership
Agreement in its entirety to provide as follows:
1
<PAGE>
ARTICLE I
DEFINITIONS
Section 1.1 "Accountant" shall mean Mueller, Walla & Albertson, or such
other firm of independent certified public accountants as may be engaged for the
Partnership by the General Partner with the Consent of the Class A Special
Limited Partner. Notwithstanding any provision of this Agreement to the
contrary, the Class A Special Limited Partner shall have the discretion to
dismiss the Accountants for cause if such Accountant fails to provide, or
inaccurately provides in any material respect the information required in
Section 14.2 and 14.3 of this Agreement.
Section 1.2 "Act" shall mean the laws of the State governing limited
partnerships, as now in effect and as the same may be amended from time to time.
Section 1.3 "Actual Tax Credit" shall mean as of any point in time, the
total amount of the LIHTC actually allocated by the Partnership to the Limited
Partner, representing 99.89% of the LIHTC actually received by the Partnership,
as shown on the applicable tax returns of the Partnership.
Section 1.4 "Adjusted Capital Account Deficit" shall mean with respect
to any Partner, the deficit balance, if any, in such Partner's Capital Account
as of the end of the relevant fiscal period, after giving effect to the
following adjustments:
(a) Credit to such Capital Account any amounts which such Partner is
obligated to restore or is deemed to be obligated to restore pursuant to the
penultimate sentences of Treasury Regulations Sections 1.704-2(g)(1) and
1.704-2(i)(5); and
(b) Debit to such Capital Account the items described in Sections
1.704-1(b)(2)(ii)(d)(4), 1.704-1(b)(2)(ii)(d)(5) and 1.704-1(b)(2)(ii)(d)(6) of
the Treasury Regulations.
The foregoing definition of Adjusted Capital Account Deficit is intended to
comply with the provisions of Section 1.704-1(b)(2)(ii)(d) of the Treasury
Regulations and shall be interpreted consistently therewith.
Section 1.5 "Affiliate" shall mean (a) any Person directly or
indirectly controlling, controlled by, or under common control with another
Person; (b) any Person owning or controlling 10% or more of the outstanding
voting securities of such other Person; (c) any officer, director, trustee, or
partner of such other Person; and (d) if such Person is an officer, director,
trustee or general partner, any other Person for which such Person acts in any
such capacity.
Section 1.6 "Agreement" or "Partnership Agreement" shall mean this
Amended and Restated Agreement of Limited Partnership, as it may be amended from
time to time. Words such as "herein," "hereinafter," "hereof," "hereto,"
"hereby" and "hereunder," when used with reference to this Agreement, refers to
this Agreement as a whole, unless the context otherwise requires.
2
<PAGE>
Section 1.7 "Assignee" shall mean a Person who has acquired all or a
portion of the Limited Partner's beneficial interest in the Partnership and has
not become a Substitute Limited Partner.
Section 1.8 "Bankruptcy" or "Bankrupt" shall mean the making of an
assignment for the benefit of creditors, becoming a party to any liquidation or
dissolution action or proceeding, the commencement of any bankruptcy,
reorganization, insolvency or other proceeding for the relief of financially
distressed debtors, or the appointment of a receiver, liquidator, custodian or
trustee and, if any of the same occur involuntarily, the same not being
dismissed, stayed or discharged within 90 days; or the entry of an order for
relief under Title 11 of the United States Code. A Partner shall be deemed
Bankrupt if the Bankruptcy of such Partner shall have occurred and be
continuing.
Section 1.9 "Break-even Operations" shall mean at such time as the
Partnership has Net Operating Income as determined by the Accountant and
approved by the Class A Special Limited Partner which approval shall not be
unreasonably withheld.
Section 1.10 "Capital Account" shall mean, with respect to each
Partner, the account maintained for such Partner comprised of such Partner's
Capital Contribution as increased by allocations to such Partner of Partnership
Income (or items thereof) and any items in the nature of income or gain which
are specially allocated pursuant to Section 10.3 or 10.4 hereof, and decreased
by the amount of any Distributions made to such Partner, and allocations to such
Partner of Partnership Losses (or items thereof) and any items in the nature of
expenses or losses which are specially allocated pursuant to Section 10.3 or
10.4 hereof.
In the event of any transfer of an interest in the Partnership in
accordance with the terms of this Agreement, the transferee shall succeed to the
Capital Account of the transferor to the extent it relates to the transferred
interest.
The foregoing definition and the other provisions of this Agreement
relating to the maintenance of Capital Accounts are intended to comply with
Treasury Regulation Section 1.704-1(b), as amended or any successor thereto, and
shall be interpreted and applied in a manner consistent with such Treasury
Regulation.
Section 1.11 "Capital Contribution" shall mean the total amount of
money, or the Gross Asset Value of property contributed to the Partnership, if
any, by all the Partners or any class of Partners or any one Partner as the case
may be (or by a predecessor-in-interest of such Partner or Partners), reduced by
any such capital which shall have been returned pursuant to Section 7.3, 7.4 or
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7.6 of this Agreement. A loan to the Partnership by a Partner shall not be
considered a Capital Contribution.
Section 1.12 "Class A Special Limited Partner" shall mean WNC Housing,
L.P., a California limited partnership, and such other Persons as are admitted
to the Partnership as additional or substitute Class A Special Limited Partners
pursuant to this Agreement.
Section 1.13 "Class B Special Limited Partner" shall mean Missouri
Affordable Housing Fund IX, L.P., and such other Persons as are admitted to the
Partnership as additional or substitute Class B Special Limited Partners
pursuant to this Agreement.
Section 1.14 "Code" shall mean the Internal Revenue Code of 1986, as
amended from time to time, or any successor statute.
Section 1.15 "Completion of Construction" shall mean the completion of
construction of the Project substantially in accordance with the Project
Documents in order to obtain the required certificates of occupancy (or the
local equivalent) for all thirty-two (32) apartment units as evidenced by the
issuance of the certificate of occupancy by the governmental agency having
jurisdiction over the Project or by the issuance of the inspecting architect's
certification, in a form substantially similar to the form attached hereto as
Exhibit "E" and incorporated herein by this reference. Completion of
Construction further means that the construction shall be completed in good
quality, free and clear of all mechanic, material or similar liens except for
any liens in dispute for which provision for payment has been made; all other
expenses and costs must be paid with respect to the Project through completion,
including but not limited to costs of financing excluding normal retainages and
amounts in dispute for which provision for payment has been made.
Section 1.16 "Compliance Period" shall mean the period set forth in Section
42 (i)(1) of the Code, as amended, or any successor statute.
Section 1.17 "Consent" shall mean the agreement or approval of a
Partner which shall not be unreasonably withheld, delayed or conditioned in
light of the facts and circumstances. If a Partner fails to respond to any
notice soliciting consent within 30 days (or such other period as may be set
forth in the Agreement) after the date of such notice, such Partner shall be
deemed for all purposes of this Agreement to have granted Consent to the action
proposed in such notice.
Section 1.18 "Consent of the Class A Special Limited Partner" shall
mean the prior written consent or approval of the Class A Special Limited
Partner, which consent shall not be unreasonably withheld, delayed or
conditioned in light of the facts and circumstances. If any Partner fails to
respond to any notice soliciting Consent within 30 days (or such other period as
may be set forth in the Agreement) after the date of such notice, such Partner
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shall be deemed for all purposes of this Agreement to have granted Consent to
the action proposed in such notice.
Section 1.19 "Construction Contract" shall mean the construction
contract in the amount not to exceed $1,530,000, entered into between the
Partnership and the Contractor pursuant to which the Project is being
constructed.
Section 1.20 "Construction Loan" shall mean the loan obtained from
Missouri Housing Development Commission in the principal amount of $633,000 at
an interest rate equal to 1% per annum for a term of 11 months to provide funds
for the acquisition, renovation and/or construction and development of the
Project. Where the context admits, the term "Construction Loan" shall include
any deed, deed of trust, note, security agreement, assumption agreement or other
instrument executed by, or on behalf of, the Partnership or General Partner in
connection with the Construction Loan. This Construction Loan will convert into
permanent loan upon Construction Completion.
Section 1.21 "Contractor" shall mean MACO Construction, Inc., which is the
general construction contractor for the Project.
Section 1.22 "Debt Service Coverage" shall mean the ratio between the
Net Operating Income (excluding Mortgage payments) and the debt service required
to be paid on the Mortgage(s); as example, a 1.10 Debt Service Coverage means
that for every $1.00 of debt service required to be paid there must be $1.10 of
Net Operating Income available. A worksheet for the calculation of Debt Service
Coverage is found in the Report of Operations attached hereto as Exhibit "H" and
incorporated herein by this reference.
Section 1.23 "Deferred Management Fee" shall have the meaning set forth in
Section 9.2(c) hereof.
Section 1.24 "Developer" shall mean Lockwood Development Company, LLC.
Section 1.25 "Development Fee" shall mean the fee payable to the
Developer pursuant to Section 9.2(a) of this Agreement for services incident to
the development and construction of the Project in accordance with the
Development Services Agreement between the Partnership and the Developer
incorporated herein by this reference.
Section 1.26 "Distributions" shall mean the total amount of money, or
the Gross Asset Value of property (net of liabilities securing such distributed
property that such Partner is considered to assume or take subject to under
Section 752 of the Code), distributed to Partners with respect to their
Interests in the Partnership, but shall not include any payments to the General
Partner or its Affiliates for fees or other compensation as provided in this
Agreement or any guaranteed payment within the meaning of Section 707(c) of the
Code, as amended, or any successor thereto.
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Section 1.27 "Fair Market Value" shall mean, with respect to any
property, real or personal, the price a ready, willing and able buyer would pay
to a ready, willing and able seller of the property, provided that such value is
reasonably agreed to between the parties in arm's-length negotiations and the
parties have sufficiently adverse interests.
Section 1.28 "First Year Certificate" shall mean the certificate to be
filed by the General Partner with the Secretary of the Treasury as required by
Code Section 42(1)(1), as amended, or any successor thereto.
Section 1.29 "Force Majeure" shall mean any act of God, strike,
lockout, or other industrial disturbance, act of the public enemy, war,
blockage, public riot, fire, flood, explosion, governmental action, governmental
delay, restraint or inaction and any other cause or event, whether of the kind
enumerated specifically herein, or otherwise, which is not reasonably within the
control of a Partner to this Agreement claiming such suspension.
Section 1.30 "General Partner(s)" shall mean East Missouri Action Agency,
Inc. and such other Persons as are admitted to the Partnership as additional or
substitute General Partners pursuant to this Agreement.
Section 1.31 "Gross Asset Value" shall mean with respect to any asset, the
asset's adjusted basis for federal income tax purposes, except as follows:
(a) The initial Gross Asset Value of any asset contributed by a Partner
to the Partnership shall be the Fair Market Value of such asset, as determined
by the contributing Partner and the General Partner, provided that, if the
contributing Partner is a General Partner, the determination of the Fair Market
Value of a contributed asset shall be determined by appraisal;
(b) The Gross Asset Values of all Partnership assets shall be adjusted
to equal their respective Fair Market Values, as determined by the General
Partner, as of the following times: (1) the acquisition of an additional
Interest in the Partnership by any new or existing Partner in exchange for more
than a de minimis Capital Contribution; (2) the distribution by the Partnership
to a Partner of more than a de minimis amount of Partnership property as
consideration for an Interest in the Partnership; and (3) the liquidation of the
Partnership within the meaning of Treasury Regulations Section
1.704-1(b)(2)(ii)(g); provided, however, that the adjustments pursuant to
clauses (1) and (2) above shall be made only with the Consent of the Class A
Special Limited Partner and only if the General Partner reasonably determines
that such adjustments are necessary or appropriate to reflect the relative
economic interests of the Partners in the Partnership;
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(c) The Gross Asset Value of any Partnership asset distributed to any
Partner shall be adjusted to equal the Fair Market Value of such asset on the
date of distribution as determined by the distributee and the General Partner,
provided that, if the distributee is a General Partner, the determination of the
Fair Market Value of the distributed asset shall be determined by appraisal; and
(d) The Gross Asset Values of Partnership assets shall be increased (or
decreased) to reflect any adjustments to the adjusted basis of such assets
pursuant to Code Section 734(b) or Code Section 743(b), but only to the extent
that such adjustments are taken into account in determining Capital Accounts
pursuant to Treasury Regulations Section 1.704-1(b)(2)(iv)(m) and Section
10.3(g) hereof; provided however, that Gross Asset Values shall not be adjusted
pursuant to this Section 1.31(d) to the extent the General Partner determines
that an adjustment pursuant to Section 1.31(b) hereof is necessary or
appropriate in connection with a transaction that would otherwise result in an
adjustment pursuant to this Section 1.31(d).
If the Gross Asset Value of an asset has been determined or adjusted
pursuant to Section 1.31(a), Section 1.31(b), or Section 1.31(d) hereof, such
Gross Asset Value shall thereafter be adjusted by the depreciation taken into
account with respect to such asset for purposes of computing Income and Losses.
Section 1.32 "Hazardous Substance" shall mean and include any
substance, material or waste, including asbestos, petroleum and petroleum
products (including crude oil), that is or becomes designated, classified or
regulated as "toxic" or "hazardous" or a "pollutant" or that is or becomes
similarly designated, classified or regulated, under any federal, state or local
law, regulation or ordinance including, without limitation, Compensation and
Liability Act of 1980, as amended, the Hazardous Materials Transportation Act,
as amended, the Resource Conservation and Recovery Act, as amended, and the
regulations adopted and publications promulgated pursuant thereto.
Section 1.33 "Improvements" shall mean the thirty-two (32) unit
apartment complex for families, built in accordance with the Project Documents.
Section 1.34 "Incentive Management Fee" shall have the meaning set forth in
Section 9.2(e) hereof.
Section 1.35 "Income and Losses" shall mean, for each fiscal year or
other period, an amount equal to the Partnership's taxable income or loss for
such year or period, determined in accordance with Code Section 703(a) (for this
purpose, all items of income, gain, loss or deduction required to be stated
separately pursuant to Code Section 703(a)(1) shall be included in taxable
income or loss), with the following adjustments:
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(a) any income of the Partnership that is exempt from federal income
tax and not otherwise taken into account in computing Income or Losses pursuant
to this Section 1.35 shall be added to such taxable income or loss;
(b) any expenditures of the Partnership described in Code Section
705(a)(2)(B) or treated as Code Section 705(a)(2)(B) expenditures pursuant to
Regulation Section 1.704-1(b)(2)(iv)(i), and not otherwise taken into account in
computing Income and Losses pursuant to this Section 1.35 shall be subtracted
from such taxable income or loss;
(c) in the event the Gross Asset Value of any Partnership asset is
adjusted pursuant to Section 1.31(a) or (b) hereof, the amount of such
adjustment shall be taken into account as gain or loss from the disposition of
such asset for purposes of computing Income and Losses;
(d) gain or loss resulting from any disposition of Partnership assets
with respect to which gain or loss is recognized for federal income purposes
shall be computed by reference to the Gross Asset Value of the property disposed
of, notwithstanding that the adjusted tax basis of such property differs from
its Gross Asset Value;
(e) in lieu of the depreciation, amortization, and other cost recovery
deductions taken into account in computing such taxable income or loss, there
shall be taken into account depreciation for such fiscal year or other period,
computed as provided below; and
(f) notwithstanding any other provision of this definition, any items
which are specially allocated pursuant to Sections 10.3 or 10.4 hereof shall not
otherwise be taken into account in computing Income or Losses.
Depreciation for each fiscal year or other period shall be calculated
as follows: an amount equal to the depreciation, amortization, or other cost
recovery deduction allowable with respect to an asset for such year or other
period for federal income tax purposes, except that if the Gross Asset Value of
an asset differs from its adjusted basis for federal income tax purposes at the
beginning of such year or other period, depreciation shall be an amount which
bears the same ratio to such beginning Gross Asset Value as the federal income
tax depreciation, amortization, or other cost recovery deduction for such year
or other period bears to such beginning adjusted tax basis; provided, however,
if the federal income tax depreciation, amortization, or other cost recovery
deduction for such year is zero, depreciation shall be determined with reference
to such beginning Gross Asset Value using any reasonable method selected by the
General Partner.
Section 1.36 "Insurance" shall mean:
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(a) during construction, the Insurance shall include builder's
risk insurance, liability insurance in the minimum amount of $1,000,000 per
occurrence with an aggregate of $2,000,000, and worker's compensation;
(b) during operations the Insurance shall include business
interruption coverage covering actual sustained loss for 12 months, worker's
compensation, hazard coverage (including but not limited to fire, or other
casualty loss to any structure or building on the Project in an amount equal to
the full replacement value of the damaged property without deducting for
depreciation) and general liability coverage against liability claims for bodily
injury or property damage in the minimum amount of $1,000,000 per occurrence and
an aggregate of $2,000,000;
(c) all liability coverage shall include an umbrella liability coverage in
a minimum amount of $4,000,000 per occurrence and an aggregate of $4,000,000;
(d) all Insurance polices shall name the Partnership as the
named insured and the Limited Partner as an additional insured, and WNC &
Associates, Inc. as the certificate holder;
(e) all Insurance policies shall include a provision to notify
the insured prior to cancellation;
(f) hazard coverage must include inflation and building or ordinance
endorsements;
(g) the minimum builder's risk coverage shall be in an amount
equal to the construction contract amount; and
(h) the Contractor must also provide evidence of liability
coverage equal to $1,000,000 per occurrence with an aggregate of $2,000,000 and
shall name the Partnership as an additional insured and WNC & Associates, Inc.,
as certificate holder.
Section 1.37 "Insurance Company" shall mean any insurance company
engaged by the General Partner for the Partnership with the Consent of the Class
A Special Limited Partner which Insurance Company shall have an A rating or
better for financial safety by A.M. Best or Standard & Poor's.
Section 1.38 "Interest" shall mean the entire ownership interest of a
Partner in the Partnership at any particular time, including the right of such
Partner to any and all benefits to which a Partner may be entitled hereunder and
the obligation of such Partner to comply with the terms of this Agreement.
Section 1.39 "Involuntary Withdrawal" means any Withdrawal caused by
the death, adjudication of insanity or incompetence, or Bankruptcy of a General
Partner, or the removal of a General Partner pursuant to Section 13.2 hereof.
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Section 1.40 "LIHTC" shall mean the low-income housing tax credit
established by TRA 1986 and which is provided for in Section 42 of the Code, as
amended, or any successor thereto.
Section 1.41 "Limited Partner" shall mean WNC Housing Tax Credit Fund
VI, Series 6, a California limited partnership, and such other Persons as are
admitted to the Partnership as additional or Substitute Limited Partners
pursuant to this Agreement.
Section 1.42 "Management Agent" shall mean the property management
company which oversees the property management functions for the Project and
which is on-site at the Project. The initial Management Agent shall be Lockwood
Realty, Inc.
Section 1.43 "Management Agreement" shall mean the agreement between
the Partnership and the Management Agent for property management services. The
initial management fee shall equal $30 per occupied unit per month. Neither the
Management Agreement nor ancillary agreement shall provide for an initial
rent-up fee nor a set-up fee, nor any other similar pre-management fee payable
to the Management Agent.
Section 1.44 "Minimum Set-Aside Test" shall mean the 40-60 set-aside
test pursuant to Section 42(g), as amended and any successor thereto, of the
Code with respect to the percentage of apartment units in the Project to be
occupied by tenants whose incomes are equal to or less than the required
percentage of the area median gross income. Notwithstanding the foregoing, the
General Partner has agreed to rent 32 units to tenants whose income is 50% or
less of the area median income as adjusted for family size.
Section 1.45 "Missouri Tax Credits" shall mean the tax credit under the
Missouri Income tax providing for low-income housing by the State of Missouri.
Section 1.46 "Mortgage" or "Mortgage Loan" shall mean the permanent
nonrecourse financing wherein the Partnership promises to pay: Missouri Housing
Development Commission (MHDC), or its successor or assignee, the principal sum
of $633,000, plus interest on the principal at 1% per annum over a term of 40
years and amortized over 40 years. Where the context admits, the term "Mortgage"
or "Mortgage Loan" shall include any mortgage, deed, deed of trust, note,
regulatory agreement, security agreement, assumption agreement or other
instrument executed in connection with the Mortgage which is binding on the
Partnership; and in case any Mortgage is replaced or supplemented by any
subsequent mortgage or mortgages, the Mortgage shall refer to any such
subsequent mortgage or mortgages.
Section 1.47 "Net Operating Income" shall mean the excess of revenues
over expenses determined as follows: (a) the excess of actual cash received on a
cash basis by the Partnership from operating revenues of the Partnership,
including, without limitation, rental income (but not any subsidy thereof from
the General Partner or an Affiliate thereof) and laundry income, but excluding
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prepayments, security deposits and interest thereon; (b) over all cash operating
obligations of the Partnership (other than those covered by Insurance) in
accordance with the applicable budget adopted by the Partnership in accordance
with Section 14.3(k) of this Agreement (the "Budget"), including, without
limitation, the payment of the Mortgage, the Management Agent fees (which shall
be deemed to include that portion of such fees which is deferred and not
currently paid) and the funding of reserves in accordance with Article VIII of
this Agreement, and a reserve for all taxes or payments in lieu of taxes and any
other expenses which may reasonably be expected to be paid in a subsequent
period but which on an accrual basis are allocable to the period in question,
such as insurance premiums, audit, tax or accounting expenses (excluding
deductions for cost recovery of buildings, improvements and personal property
and amortization of any financing fees). Without limiting the generality of the
foregoing, the Partnership's gross revenues for purposes of this Section shall
not include Capital Contributions, borrowings, any lump-sum payment or any other
extraordinary receipt of funds thereby, or interest or any other income earned
on investment of its funds, and unless otherwise provided in a Budget, the cash
operating obligations of the Partnership shall be deemed to include real estate
taxes for the period at the fully assessed rate.
Section 1.48 "Non-Profit Corporation" shall mean a corporation
organized exclusively for charitable and/or educational purposes, including for
such purposes, the making of distributions to organizations which qualify as
exempt organization under Section 501(c)(3) or Section 501(c)(4) of the Internal
Revenue of 1986, as amended from time to time. The corporation shall have the
power to acquire, improve and to sell or operate any real or personal property
or interest therein or appurtenant thereto
Section 1.49 "Nonrecourse Deductions" shall have the meaning given it
in Treasury Regulations Section 1.704-2(b)(1).
Section 1.50 "Nonrecourse Liability" shall have the meaning given it in
Treasury Regulations Section 1.704-2(b)(3).
Section 1.51 "Operating Deficit" shall mean at any time when the
Partnership does not have Net Operating Income as determined by the Accountant;
provided, however, that for purposes of determining operating deficit funding of
reserves shall be excluded from expenses in determining Net Operating Income.
Section 1.52 "Operating Deficit Guarantee Period" shall mean the period
commencing with the date of this Agreement and ending three years following
three consecutive months of break-even operations.
Section 1.53 "Operating Loans" shall mean loans made by the General
Partner to the Partnership pursuant to Article VI of this Agreement, which loans
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do not bear interest and are repayable only as provided in Article XI of this
Agreement.
Section 1.54 "Original General Partner" shall collectively mean Joseph A.
Shepard and Kenneth M. Vitor.
Section 1.55 "Original Limited Partner" shall mean The Lockwood Group,
L.L.P., a limited liability partnership.
Section 1.56 "Partner(s)" shall collectively mean the General Partner,
the Limited Partner, the Class A Special Limited Partner and Class B Special
Limited Partner or individually may mean any Partner as the context dictates.
Section 1.57 "Partner Nonrecourse Debt" shall have the meaning set forth in
Section 1.704-2(b)(4) of the Treasury Regulations.
Section 1.58 "Partner Nonrecourse Debt Minimum Gain" shall mean an
amount, with respect to each Partner Nonrecourse Debt, equal to the Partnership
Minimum Gain that would result if such Partner Nonrecourse Debt were treated as
a Nonrecourse Liability, determined in accordance with Section 1.704-2(i)(3) of
the Treasury Regulations.
Section 1.59 "Partner Nonrecourse Deductions" shall have the meaning
set forth in Sections 1.704-2 (i)(1) and 1.704-2(i)(2) of the Treasury
Regulations.
Section 1.60 "Partnership" shall mean the limited partnership continued
under this Agreement.
Section 1.61 "Partnership Minimum Gain" shall mean the amount
determined in accordance with the principles of Treasury Regulation Sections
1.704-2(b)(2) and 1.704-2(d).
Section 1.62 "Permanent Mortgage Commencement" shall mean the first
date on which all of the following have occurred: (a) the Construction Loan
shall have been repaid in full; (b) the Mortgage shall have closed and funded;
and (c) amortization of the Mortgage shall have commenced.
Section 1.63 "Person" shall mean an individual, proprietorship, trust,
estate, partnership, joint venture, association, company, corporation or other
entity.
Section 1.64 "Project" shall collectively mean the approximately 2.99
acres of land in Desloge, St. Francois, Missouri, as more fully described in
Exhibit "A" attached hereto and incorporated herein by this reference, and the
Improvements.
Section 1.65 "Project Documents" shall mean all documents relating to
the Construction Loan and Mortgage Loan. It shall also include all documents
required by any governmental agency having jurisdiction over the Project in
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connection with the development, construction and financing of the Project,
including but not limited to, the approved plans and specifications for the
development and construction of the Project.
Section 1.66 "Projected Annual Tax Credits" shall mean LIHTC in the
amount of $5,113 for 1999, $138,038 for 2000, $163,601 for each of the years
2001 through 2008, $158,488 for 2009, and $25,563 for 2010, which the General
Partner has projected to be the total amount of LIHTC which will be allocated to
the Limited Partner by the Partnership, constituting 99.89% of the aggregate
amount of LIHTC of $1,637,810 to be available to the Partnership.
Section 1.67 "Projected Missouri Tax Credits" shall mean Missouri Tax
Credits in the amount of $1,637,810.
Section 1.68 "Projected Tax Credits" shall mean LIHTC in the aggregate
amount of $1,637,810.
Section 1.69 "Qualified Tenants" shall mean any tenants who have
incomes of 60% or less of the area median gross income, as adjusted for family
size, so as to make the Project eligible for LIHTC.
Section 1.70 "Rent Restriction Test" shall mean the test pursuant to
Section 42 of the Code whereby the gross rent charged to tenants of the
low-income apartment units in the Project must not exceed 30% of the applicable
income standards.
Section 1.71 "Reporting Fee" shall have the meaning set forth in Section
9.2(d) hereof.
Section 1.72 "Revised Projected Missouri Tax Credits" shall have the
meaning set forth in Section 7.4 (g) (1) hereof.
Section 1.73 "Revised Projected Tax Credits" shall have the meaning set
forth in Section 7.4(a) hereof.
Section 1.74 "Sale or Refinancing" shall mean any of the following
items or transactions: a sale, transfer, exchange or other disposition of all or
substantially all of the assets of the Partnership, a condemnation of or
casualty at the Project or any part thereof, a claim against a title insurance
company, the refinancing or any Mortgage or other indebtedness of the
Partnership and any similar item or transaction; provided, however, that the
payment of Capital Contributions by the Partners shall not be included within
the meaning of the term "Sale or Refinancing."
Section 1.75 "Sale or Refinancing Proceeds" shall mean all cash
receipts of the Partnership arising from a Sale or Refinancing (including
principal and interest received on a debt obligation received as consideration
in whole or in part, on a Sale or Refinancing) less the amount paid or to be
paid in connection with or as an expense of such Sale or Refinancing, and with
regard to damage recoveries or insurance or condemnation proceeds, the amount
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paid or to be paid for repairs, replacements or renewals resulting from damage
to or partial condemnation of the Project.
Section 1.76 "State" shall mean the State of Missouri.
Section 1.77 "State Tax Credit Agency" shall mean the state agency of
Missouri which has the responsibility and authorization to administer the LIHTC
program in Missouri.
Section 1.78 "Substitute Limited Partner" shall mean any Person who is
admitted to the Partnership as a Limited Partner pursuant to Section 12.5 or
acquires the Interest of the Limited Partner pursuant to Section 7.3 of this
Agreement.
Section 1.79 "Tax Credit" shall mean any credit other than Missouri Tax
Credits permitted under the Code or the law of any state against the federal or
a state income tax liability of any Partner as a result of activities or
expenditures of the Partnership including, without limitation, LIHTC.
Section 1.80 "Tax Credit Conditions" shall mean, for the duration of
the Compliance Period, any and all restrictions including, but not limited to,
applicable federal, state and local laws, rules and regulations, which must be
complied with in order to qualify for the LIHTC or to avoid an event of
recapture in respect of the LIHTC.
Section 1.81 "Tax Credit Period" shall mean the ten year time period
referenced in Code Section 42(f)(1) over which the Projected Tax Credits are
allocated to the Partners. It is the intent of the Partners that the Projected
Tax Credits will be allocated during the Tax Credit Period and not a longer
term.
Section 1.82 "TRA 1986" shall mean the Tax Reform Act of 1986.
Section 1.83 "Treasury Regulations" shall mean the Income Tax
Regulations promulgated under the Code, as such regulations may be amended from
time to time (including corresponding provisions of succeeding regulations).
Section 1.84 "Withdrawing" or "Withdrawal" (including the verb form
"Withdraw" and the adjectival forms "Withdrawing" and "Withdrawn") shall mean,
as to a General Partner, the occurrence of the death, adjudication of insanity
or incompetence, or Bankruptcy of such Partner, or the withdrawal, removal or
retirement from the Partnership of such Partner for any reason, including any
sale, pledge, encumbering, assignment or other transfer of all or any part of
its General Partner Interest and those situations when a General Partner may no
longer continue as a General Partner by reason of any law or pursuant to any
terms of this Agreement.
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ARTICLE II
NAME
The name of the Partnership shall be "Desloge Associates I, L.P."
ARTICLE III
PRINCIPAL EXECUTIVE OFFICE/AGENT FOR SERVICE
Section 3.1 Principal Executive Office. The principal executive office
of the Partnership is located at 403 Glendale St., Park Hills, Missouri, 63601,
or at such other place or places within the State as the General Partner may
hereafter designate.
Section 3.2 Agent for Service of Process. The name of the agent for
service of process on the Partnership is Joseph A. Shepard, whose address is 17
West Lockwood, St. Louis, Missouri, 63119 or as otherwise set forth in the
Partnership's certificate of limited partnership.
ARTICLE IV
PURPOSE
The purpose of the Partnership is to acquire, construct, own and
operate the Project in order to provide, in part, Tax Credits to the Partners in
accordance with the provisions of the Code and the Treasury Regulations
applicable to LIHTC and to sell the Project. The Partnership shall not engage in
any business or activity which is not incident to the attainment of such
purpose.
ARTICLE V
TERM
The Partnership term commenced upon the filing of the Certificate of
Limited Partnership in the office of, and on the form prescribed by, the
Secretary of State of the State, and shall continue until December 31, 2058
unless terminated earlier in accordance with the provisions of this Agreement or
as otherwise provided by law.
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ARTICLE VI
GENERAL PARTNER'S CONTRIBUTIONS AND LOANS
Section 6.1 Capital Contribution of General Partner. The General
Partner shall make a Capital Contribution in the amount of $100 or as required
by the mortgage lender.
Section 6.2 Construction and Operating Obligations; General Partner Loans.
(a) The General Partner shall cause Completion of Construction in
accordance with the Project Documents, and shall equip the Project or cause the
same to be equipped with all necessary and appropriate fixtures, equipment and
articles of personal property, including but not limited to, refrigerators and
ranges. If costs and expenses necessary to effect Completion of Construction
exceed the sum of the Capital Contributions, the proceeds of the Mortgage and
the Development Fee then the General Partner shall be responsible for and shall
be obligated to pay such deficiencies. Any such advances by the General Partner
shall not change the Interest of any Partner in the Partnership and shall be
considered a cost overrun and not be repayable. In addition, if (1) the
Improvements are not completed on or before November 1, 1999 ("Completion Date")
(which date may be extended in the events of Force Majeure, but in no event
longer than three months from the Completion Date); (2) prior to completing the
Improvements, there is an uncured default under or termination of the
Construction Loan, Mortgage Loan commitment, or other material documents; or (3)
a foreclosure action is commenced against the Partnership, then at the Class A
Special Limited Partner's election, either the General Partner will be removed
from the Partnership and the Class A Special Limited Partner will be admitted as
successor General Partner, all in accordance with Article XIII hereof, or the
General Partner will repurchase the Interests of the Limited Partner and the
Class A Special Limited Partner for an amount equal to the amounts theretofore
paid by the Limited Partner and the Class A Special Limited Partner, and the
Limited Partner and the Class A Special Limited Partner shall have no further
Interest in the Partnership. If the Limited Partner elects to have the General
Partner repurchase the Interest of the Limited Partner then the repurchase shall
occur within 60 days after the General Partner receives written demand from the
Limited Partner.
(b) From Completion of Construction until three consecutive months of
Break-even Operations, the General Partner will personally provide Operating
Loans to pay any Operating Deficits; and for the balance of the Operating
Deficit Guarantee Period the General Partner will provide Operating Loans to pay
any Operating Deficits up to the aggregate maximum amount of one year's
operating expenses (including debt and reserves). The determination of what
constitutes operating expenses as used in the preceding sentence must be
approved by the General Partner and the Class A Special Limited Partner. Each
Operating Loan shall be nonrecourse to the Partners, and shall be repayable out
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of 50% of the available Net Operating Income or Sale or Refinancing Proceeds in
accordance with Article XI of this Agreement.
Section 6.3 Other General Partner Loans. After expiration of the
Operating Deficit Guarantee Period, with the Consent of the Class A Special
Limited Partner, the General Partner may loan to the Partnership any sums
required by the Partnership and not otherwise reasonably available to it. Any
such loan shall bear simple interest (not compounded) at the rate of 2% per
annum above the then prevailing prime or reference rate charged by Bank of
America N.T. & S.A., Main Office, San Francisco, California, or its successor
or, if lesser, the maximum legal rate. The maturity date and repayment schedule
of any such loan shall be as agreed to by the General Partner and the Class A
Special Limited Partner. The terms of any such loan shall be evidenced by a
written instrument. The General Partner shall not charge a prepayment penalty on
any such loan. Any loan in contravention of this Section shall be deemed an
invalid action taken by the General Partner and such advance will be classified
as a General Partner Capital Contribution.
ARTICLE VII
CAPITAL CONTRIBUTIONS OF LIMITED PARTNER
AND SPECIAL LIMITED PARTNER
Section 7.1 Original Limited Partner. The Original Limited Partner made
a Capital Contribution of $100. Effective as of the date of this Agreement, the
Original Limited Partner's Interest has been liquidated and the Partnership has
reacquired the Original Limited Partner's Interest in the Partnership. The
Original Limited Partner acknowledges that it has no further interest in the
Partnership as a limited partner as of the date of this Agreement, and has
released all claims, if any, against the Partnership arising out of its
participation as a limited partner.
Section 7.2 Capital Contribution of Limited Partner. The Limited
Partner shall make a Capital Contribution in the amount of $1,063,406, as may be
adjusted in accordance with Section 7.4 of this Agreement, in cash on the dates
and subject to the conditions hereinafter set forth.
(a) The obligation of the Limited Partner to pay the aforesaid Capital
Contribution shall be subject to the satisfaction of the following conditions.
(1) Prior to the Capital Contribution payment the General
Partner shall deliver the following documents to the Limited Partner and satisfy
the following conditions:
(A) a legal opinion in a form substantially similar
to the form of opinion attached hereto as Exhibit
"B" and incorporated herein by this reference;
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(B) a fully executed Certification and Agreement in
the form attached hereto as Exhibit "C" and incorporated herein by this
reference;
(C) a copy of a commitment for an ALTA owners title
insurance policy naming the Limited Partner as a co-insured and including a
non-imputation and fairway endorsement ("Title Insurance"). The Title I
nsurance shall be in an amount equal to the Mortgage Loan and the Limited
Partner's Capital Contribution;
(D) verification that the Partnership has obtained
Insurance required during construction;
(E) a copy of the recorded grant deed (warranty
deed);
(F) admittance of the Limited Partner into the
Partnership;
(G) receipt and approval by the Limited Partner of
construction costs, sources and uses and an operating budget; and
(H) closing of the Construction Loan.
(2) Prior to the due date of each payment, except the first
payment, the General Partner shall deliver to the Limited Partner a fully
executed General Partner Certification in the form attached hereto as Exhibit
"D" and incorporated herein by this reference.
(3) Prior to the payment referenced in Section 7.2(b)(2)
the General Partner shall deliver to the Limited Partner:
(A) a certificate of occupancy (or equivalent
evidence of local occupancy approval if a permanent certificate is not
available) on all the apartment units in the Project;
(B) if not previously provided, the draw request
information referenced in Section 14.3(a) of this
Agreement;
(C) a certification signed by the architect in a form
substantially similar to the form attached
hereto as Exhibit "E" and incorporated herein by this reference, indicating that
the Improvements have been completed substantially in accordance with the
Project Documents;
(D) a letter from the Contractor in a form
substantially similar to the form attached hereto as
Exhibit "G" and incorporated herein by this reference stating that all amounts
payable to the Contractor have been paid in full and that the Partnership is not
in violation of the Construction Contract;
(E) verification that the Partnership has obtained
Insurance required during operations; and
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(F) a copy of an ALTA owners title insurance policy
naming the Limited Partner as a co-insured and
including a non-imputation and fairway endorsement ("Title Insurance"). The
Title Insurance shall be in an amount equal to the Mortgage Loan and the Limited
Partner's Capital Contribution.
(4) Prior to the payment referenced in Section 7.2(b)(3)
the General Partner shall deliver to the Limited Partner:
(A) a copy of the declaration of restrictive
covenants/extended use agreement entered into between the Partnership and the
State Tax Credit Agency;
(B) an audited construction cost certification (which
includes an itemized cost breakdown);
(C) the Accountant's final tax credit certification
in a form substantially similar to the form
attached hereto as Exhibit "F" and incorporated herein by this reference; and
(D) Internal Revenue Code Form 8609, or any successor
form.
(5) Prior to the payment referenced in Section 7.2(b)(4)
the General Partner shall deliver to the Limited Partner:
(A) copies of all Mortgage documents and Title
Insurance in an amount equal to the Mortgage and the Limited
Partner's Capital Contribution;
(B) the current rent roll;
(C) copies of all initial tenant files including completed applications,
completed questionnaires or checklist of income and assets, documentation of
third party verification of income and assets, and income certification forms
(LIHTC specific) collected by the Management Agent, or General Partner,
verifying each tenant's eligibility as a Qualified Tenant;
(D) copies of the executed lease agreement with the
tenants; and
(E) any documents previous not provided to the
Limited Partner but required pursuant to this Section 7.2(a)
and Sections 14.3(a), (b) and (c).
(b) Provided the conditions of Section 7.2(a)(1) of this Partnership
Agreement have been met, the Limited Partner shall pay its entire Capital
Contribution to the Partnership, at which time the Partnership shall pay the
Developer a portion of the Development Fee in the amount of $191,432 and
concurrently the Developer shall deposit the $191,432 into an escrow dated the
even date herewith (the "Escrow Agreement" is incorporated herein by this
reference). The Escrow Agreement will provide, in part, for a 7% interest per
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annum on the outstanding Development Fee payable to the Developer. The Escrow
Agreement will further provide for the release of the unpaid Development Fee as
follows:
(1) $47,858 shall be payable upon:
(A) 50% completion of Construction as
evidence by the inspecting architect's certification and the construction
draw requests; provided
(B) the conditions set forth in Section
7.2(a)(1)-(2) of this Agreement have been met.
(2) $47,858 shall be payable upon:
(A) Completion of construction as evidence
by the inspecting architect's certification; provided
(B) the conditions set forth in Section
7.2(a)(1)-(3) of this Agreement have been met.
(3) $47,858 shall be payable upon:
(A) receipt by the Limited Partner of a
fully executed set of Mortgage Loan documents; provided
(B) the conditions set forth in Section
7.2(a)(1)-(4) of this Agreement have been met.
(4) $47,858 shall be payable:
(A) when all conditions above have been
met; provided
(B) the conditions set forth in Section
7.2(a)(1)-(5) of this Agreement have been met.
(c) The Class B Special Limited Partner shall make a total Capital
Contribution in the amount of $409,453, in cash, on the dates and subject to the
conditions herein as follows:
(1) $335,751 shall be paid when the payment of
the Limited Partners Capital Contribution in Section 7.2(b) becomes due and
payable;
(2) $25,796 shall be paid upon Completion of
Construction;
(3) $25,796 shall be paid upon state
designation as evidenced by issuance of the Missouri eligibility statements;
(4) $22,110 shall be paid upon initial 100% tax
credit qualified occupancy and attainment of 1.10 Debt Service Coverage;
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Section 7.3 Repurchase of Limited Partner's Interest. Within 60 days
after the General Partner receives written demand from the Limited Partner
and/or the Class A Special Limited Partner and/or the Class B Special Limited
Partner, the Partnership shall repurchase the Limited Partner's Interest and/or
the Class A Special Limited Partner's and/or class B Special Limited Partner's
Interest in the Partnership by refunding to it in cash the full amount of the
Capital Contribution which the Limited Partner and/or the Class A Special
Limited Partner and/or the Class B Special Limited Partner has theretofore made
in the event that, for any reason, the Partnership shall fail to:
(a) receive an allocation of LIHTC no later than the close of the
calendar year during which the Project is placed in service;
(b) cause the Project to be placed in service by November 1, 1999;
(c) achieve 90% occupancy of the Project by Qualified Tenants by May 1,
2000;
(d) obtain Permanent Mortgage Commencement by May 1, 2000;
(e) meet both the Minimum Set-Aside Test and the Rent Restriction Test
not later than December 31 of the first year the Partnership elects the LIHTC to
commence in accordance with the Code; and
(f) obtain a carryover allocation, within the meaning of
Section 42 of the Code, from the State Tax Credit Agency on or before
December 31, 1998.
Section 7.4 Adjustment of Limited Partner's Capital Contribution. (a)
If the anticipated amount of Projected Tax Credits to be allocated to the
Limited Partner and Class A Special Limited Partner as evidenced by IRS Form
8609, Schedule A thereto, and the audited construction cost certification
provided to the Limited Partner and Class A Special Limited Partner are less
than or greater than $1,636,172 (the "Revised Projected Tax Credits") then the
Limited Partner's and Class A Special Limited Partner's Capital Contribution
provided for in Section 7.2 and Section 7.5 respectively shall be adjusted by
the amount which will make the total Capital Contribution to be paid by the
Limited Partner and Class A Special Limited Partner to the Partnership equal to
65% of the Revised Projected Tax Credits so anticipated to be allocated to the
Limited Partner and Class A Special Limited Partner. If there is to be a
reduction in the Capital Contribution payment as referenced in this Section 7.4
(a), then the amount to be reduced will be deducted from the payments referenced
in Sections 7.2 (b) (1), (2), (3) and/or (4). If the reduction is greater than
the funds available in Sections 7.2 (b)(1), (2), (3) and/or (4) then the
shortfall will be paid by the General Partner to the Limited Partner and Class A
Special Limited Partner within 90 days of the General Partner's receipt of a
notice from the Limited Partner or Class A Special Limited Partner. If there is
to be an increase in the Capital Contribution payment as referenced in this
Section 7.4 (a), then the increase will be paid by the Limited Partner and the
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Class A Special Limited Partner to the General Partner within 90 days of the
Limited Partner's and the Class A Special Limited Partner's receipt of a notice
from the General Partner.
(b) The General Partner is required to use its best efforts to rent
100% of the Project's apartment units to Qualified Tenants throughout the
Compliance Period. If at the end of each calendar year during the first five
calendar years following the year in which the Project is placed in service, the
Actual Tax Credit for any fiscal year or portion thereof is or will be less than
the 95% of Projected Annual Tax Credit, or the Revised Projected Tax Credit
calculated on an annual basis ("Revised Projected Annual Tax Credit"), if
applicable (the "Annual Credit Shortfall"), then, unless the Annual Credit
Shortfall shall have previously been addressed under Section 7.4(a) or 7.4(d),
the next payment referenced in either section 7.2 (b) (1), (2), (3) and/or (4)
shall be reduced by the Annual Credit Shortfall amount, and any portion of such
Annual Credit Shortfall in excess of such payment shall be applied to reduce
succeeding payments. If the Annual Credit Shortfall is greater than the
remaining payments in Section 7.2 (b) (1), (2), (3) and/or (4) then the General
Partner shall pay to the Limited Partner and Class A Special Limited Partner the
excess of the Annual Credit Shortfall. The General Partner shall have ninety
days to pay the Annual Credit Shortfall from the date the General Partner
receives notice from either the Limited Partner or the Class A Special Limited
Partner.
(c) In the event that, for any reason, at any time after the first five
calendar years following the year in which the Project is placed in service,
there is an Annual Credit Shortfall, then, unless the Annual Credit Shortfall
shall have previously been addressed under Section 7.4(a) or Section 7.4(b),
there shall be a reduction in the General Partner's share of Net Operating
Income in an amount equal to the Annual Credit Shortfall and said amount instead
shall be paid to the Limited Partner. In the event there are not sufficient
funds to pay the full Annual Credit Shortfall to the Limited Partner at the time
of the next Distribution of Net Operating Income, then the unpaid Annual Credit
Shortfall shall be repaid in the next year in which sufficient monies are
available from the General Partner's Net Operating Income. In the event a Sale
or Refinancing of the Project occurs prior to repayment in full of the Annual
Credit Shortfall then the excess will be paid in accordance with Section
11.2(b).
(d) The General Partner has represented, in part, that the Limited
Partner will receive Actual Credits of $69,019 for 2000. In the event the 2000
Actual Tax Credits are less than 95% of $69,019 then the Limited Partner's
Capital Contribution shall be reduced by an amount equal to 65% times the
difference between 95% of $69,019 and the Actual Tax Credits for 2000. If, at
the time of determination thereof, the Capital Contribution adjustment
referenced in this Section 7.4(d) is greater than the balance of the Limited
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Partner's or Class A Special Limited Partner's Capital Contribution payment
which is then due, if any, then the Capital Contribution reduction amount shall
be paid by the General Partner to the Limited Partner and/or the Class A Special
Limited Partner within ninety days of the General Partner receiving notice of
the reduction from the Limited Partners and/or the Class A Special Limited
Partner.
(e) The Partners recognize and acknowledge that the Limited Partner and
the Class A Special Limited Partner are making their Capital Contribution, in
part, on the expectation that the Projected Tax Credits are allocated to the
Partners over the Tax Credit Period. If the Projected Tax Credits are not
allocated to the Partners during the Tax Credit Period then the Limited
Partner's and Class A Special Limited Partner's Capital Contribution shall be
reduced by an amount agreed upon by the Partners, in good faith, to provide the
Limited Partner and the Class A Special Limited Partner with their anticipated
internal rate of return.
(f) In the event there is a reduction in the qualified basis of the
Project for income tax purposes following an audit by the Internal Revenue
Service (IRS) resulting in a recapture of Tax Credits previously claimed, then,
in addition to any other payments to which the Limited Partner and Class A
Special Limited Partner are entitled under the terms of this Section 7.4, the
General Partner shall pay to the Limited Partner and the Class A Special Limited
Partner the sum of (1) the deficiency assessed against the Limited Partner or
Class A Special Limited Partner as a result of the Tax Credit recapture, (2) any
interest and penalties imposed on the Limited Partner or Class A Special Limited
Partner with respect to such deficiency, and (3) an amount sufficient to pay any
tax liability owed by the Limited Partner or Class A Special Limited Partner
resulting from the receipt of the amounts specified in (1) and (2).
(g) (1) In the event that the Class B Special Limited Partner's
Interest in the Missouri Tax Credits is different than $1,637,810, then the
Capital Contribution provided in Section 7.2 shall be adjusted by the amount
which will make the total Capital Contribution to be paid by the Class B Special
Limited Partner equal to 25% of the total Missouri Tax Credits allocable to the
Class B Special Limited Partner. In the event that there is a payment to the
Class B Special Limited Partner pursuant to this Section 7.4 (g), Projected
Missouri Tax Credits shall be referenced to as Revised Projected Missouri Tax
Credits. In the event that there is a reduction in the Capital Contribution of
the Class B Special Limited Partner pursuant to this Section 7.4 (g), the amount
of the reduction shall be paid by the General Partner to the Class B Special
Limited Partner within ninety days of the determination of the amount of the
reduction. In the event that there is an increase in the Capital Contribution of
the Class B Special Limited Partner pursuant to the Section 7.4 (g), the
additional Capital Contribution shall be paid by the Class B Special Limited
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Partner within ninety days of notification from the Partnership to the Class B
Special Limited Partner. If at any time the Accountants determine that the
Missouri Tax Credits for any fiscal year are less than the Projected Missouri
Tax Credits or the Revised Projected Missouri Tax Credits, as applicable, then
the Partnership shall make a payment to the Class B Special Limited Partner in
the aggregate amount of the reduction within ninety days of notice of such
reduction. During the first five calendar years of Partnership operations, the
General Partner shall be obligated to provide such funds to the Partnership as
shall be necessary to cause the aforesaid payment to be made by the Partnership
to the Class B Special Limited Partner.
(h) Anything in this Section 7.4 to the contrary notwithstanding, there
shall be no adjustment in the Limited Partner's Capital Contribution resulting
from Actual Tax Credits allocated to the Limited Partner being less than
Projected Tax Credits, or in the Class B Special Limited Partner's Capital
Contribution resulting from Missouri Tax Credits allocated to the Class B
Special Limited Partner being less than Projected Missouri Tax Credits, if such
shortfall is a result of any of the following:
(1) Repeal, amendment or modification to Section 42
of the Code or the regulations thereunder or repeal amendment or
modification of Sections 135.350 et. seq. Missouri Revised Statutes; and
(2) Reduction in eligible basis resulting from MHDC's denial
to rebuild the Project after the occurrence of a cause beyond the control of the
Partnership, including, but not limited to, fire, windstorm, or other property
or casualty loss, or condemnation; and
(3) Determination that the Limited Partner is not eligible to
be allocated the Projected Tax Credits or the Class B Special Limited Partner is
not eligible to be allocated the Missouri Tax Credits for any reason, including,
but not limited to, application of the Code to the provisions of Article X of
the Partnership Agreement; and
(4) Any action or omission of the Limited Partner,
Class A Special Limited Partner or Class B Special Limited Partner.
Section 7.5 Capital Contribution of Class A Special Limited Partner.
The Class A Special Limited Partner shall make a Capital Contribution of $106
into the escrow in accordance with the Escrow Agreement, which funds will be
disbursed at the time of the Limited Partner's Capital Contribution payment
referenced in Section 7.2(b)(1) upon the same conditions. The Class A Special
Limited Partner shall be in a different class from the Limited Partner and,
except as otherwise expressly stated in this Agreement, shall not participate in
any rights allocable to or exercisable by the Limited Partner under this
Agreement.
Section 7.6 Return of Capital Contribution. From time to time the
Partnership may have cash in excess of the amount required for the conduct of
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the affairs of the Partnership, and the General Partner may, with the Consent of
the Class A Special Limited Partner, determine that such cash should, in whole
or in part, be returned to the Partners, pro rata, in reduction of their Capital
Contribution. No such return shall be made unless all liabilities of the
Partnership (except those to Partners on account of amounts credited to them
pursuant to this Agreement) have been paid or there remain assets of the
Partnership sufficient, in the sole discretion of the General Partner, to pay
such liabilities.
Section 7.7 Liability of Limited Partner, Class A Special Limited
Partner and Class B Special Limited Partner. The Limited Partner, Class A
Special Limited Partner and Class B Special Limited Partner shall not be liable
for any of the debts, liabilities, contracts or other obligations of the
Partnership. The Limited Partner, Class A Special Limited Partner and Class B
Special Limited Partner shall be liable only to make Capital Contributions in
the amounts and on the dates specified in this Agreement and, except as
otherwise expressly required hereunder, shall not be required to lend any funds
to the Partnership or, after their respective Capital Contributions have been
paid, to make any further Capital Contribution to the Partnership.
ARTICLE VIII
WORKING CAPITAL AND RESERVES
Section 8.1 Replacement Reserve Account. The Partnership shall
establish a replacement reserve account with MHDC and shall deposit thereinto an
annual amount equal to $300 per residential unit per year for the purpose of
repairs, maintenance and capital repairs. Said deposit shall be made monthly in
equal installments. Withdrawals from such account shall be made only with the
consent of MHDC. Any balance remaining in the account at the time of a sale of
the Project shall be allocated and distributed equally between the General
Partner and the Limited Partner.
Section 8.2 Tax and Insurance Account.The Partnership shall establish a
tax and insurance account with MHDC ("T & I Account") for the purpose of making
the requisite Insurance premium payments and the real estate tax payments. The
annual deposit to the T & I Account shall equal the total annual Insurance
payment and the total annual real estate tax payment. Said amount shall be
deposited monthly in equal installments. Withdrawals from such account shall be
made only for its intended purpose. Any balance remaining in the account at the
time of a sale of the Project shall be allocated and distributed equally between
the General Partner and the Limited Partner.
Section 8.3 Construction Contingency. The Partnership shall deposit
into a fund controlled by MHDC $79,411 for purposes of unforeseen construction
and development costs. At Completion of Construction, any unused funds shall be
released to the Partnership and paid to the General Partner as an Operating
Deficit Guarantee Fee.
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Section 8.4 Working Capital Reserve. The Partnership shall deposit into
a fund controlled by MHDC $18,500 until Completion of Construction and cost
certification. At that time, any remaining funds shall be returned to the
Partnership and paid to the General Partner as an Operating Deficit Guarantee
Fee.
Section 8.5 Operating Deficit. The Partnership shall deposit $22,402
into a fund controlled by MHDC to be used for initial Operating Deficits. At
stabilized occupancy as defined by MHDC in the Mortgage, any remaining funds in
excess of normal cash requirements will be released to the Partnership and paid
to the General Partner as an Operating Deficit Guarantee Fee.
Section 8.6 Other Reserves. The General Partner, on behalf of the
Partnership, may establish out of funds available to the Partnership a reserve
account sufficient in its sole discretion to pay any unforeseen contingencies
which might arise in connection with the furtherance of the Partnership business
including, but not limited to, (a) any rent subsidy required to maintain rent
levels in compliance with the Tax Credit Conditions; and (b) any debt service or
other payments for which other funds are not provided for hereunder or otherwise
expected to be available to the Partnership. The General Partner shall not be
liable for any good-faith estimate which it shall make in connection with
establishing or maintaining any such reserves nor shall the General Partner be
required to establish or maintain any such reserves if, in its sole discretion,
such reserves do not appear to be necessary.
ARTICLE IX
MANAGEMENT AND CONTROL
Section 9.1 Power and Authority of General Partner. Subject to the
Consent of the Class A Special Limited Partner or the consent of the Limited
Partner where required by this Agreement, and subject to the other limitations
and restrictions included in this Agreement, the General Partner shall have
complete and exclusive control over the management of the Partnership business
and affairs, and shall have the right, power and authority, on behalf of the
Partnership, and in its name, to exercise all of the rights, powers and
authority of a partner of a partnership without limited partners. If there is
more than one General Partner, the decision of a majority in Interest of the
General Partners shall be binding on all of the General Partners. If there is
more than one General Partner, a majority in Interest of the General Partner may
appoint a Managing General Partner who shall administer the day-to-day affairs
of the Partnership and shall make decisions and take actions on behalf of the
Partnership in connection therewith. The Managing General Partner shall
regularly consult with, and report to, the other General Partners with respect
to its activities. If the Managing General Partner shall cease to be a General
Partner or shall resign as Managing General Partner, a majority in Interest of
the General Partners may choose a new Managing General Partner. No Limited
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Partner or Class A Special Limited Partner (except one who may also be a General
Partner, and then only in its capacity as General Partner within the scope of
its authority hereunder) shall have any right to be active in the management of
the Partnership's business or investments or to exercise any control thereover,
nor have the right to bind the Partnership in any contract, agreement, promise
or undertaking, or to act in any way whatsoever with respect to the control or
conduct of the business of the Partnership, except as otherwise specifically
provided in this Agreement.
Section 9.2 Payments to the General Partners and Others.
(a) The Partnership shall pay to the Developer a Development Fee in the
amount of $266,884. The Development Fee shall first be paid from available
proceeds in accordance with Section 9.2(b) of this Agreement and if not paid in
full then the Development Fee will be paid to the extent permitted in Section
11.1 of this Agreement.
(b) The Partnership shall utilize the proceeds from the payments and
Capital Contributions paid pursuant to Section 7.2(b) and Section 7.5 of this
Agreement for development costs including, but not limited to, land costs,
architectural fees, survey and engineering costs, financing costs, loan fees,
building materials and labor. If any proceeds are remaining after Completion of
Construction and all construction costs, excluding the Development Fee, are paid
in full and the Construction Loan retired, then the remainder shall: first be
paid to the Developer in payment of the Development Fee; second be paid to the
General Partner as a reduction of the General Partner's Capital Contribution;
and any remaining proceeds shall be paid to the General Partner as a Partnership
oversight fee.
(c) The Partnership shall pay to the Management Agent a property
management fee for the leasing and management of the Project in an amount in
accordance with the Management Agreement. The term of the Management Agreement
shall not exceed three years. If the Management Agent is an Affiliate of the
General Partner then commencing with the termination of the Operating Deficit
Guarantee Period, in any year in which the Project has an Operating Deficit, 40%
of the management fee will be deferred ("Deferred Management Fee"). Deferred
Management Fees, if any, shall be paid to the Management Agent in accordance
with Section 11.1 of this Agreement.
(1) The General Partner shall, upon receiving any request of
the Mortgage lender requesting such action, dismiss the Management Agent as the
entity responsible for management of the Project under the terms of the
Management Agreement; or, the General Partner shall dismiss the Management Agent
for cause at the request of the Class A Special Limited Partner if such
Management Agent fails to provide, or inaccurately provides in any material
respect, the information required in Section 14.2 and 14.3 of this Agreement.
(2) The appointment of any successor Management Agent is
subject to the Consent of the Class A Special Limited Partner which may only be
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sought after the General Partner has provided the Class A Special Limited
Partner with accurate and complete disclosure respecting the proposed Management
Agent. The Consent of the Class A Special Limited Partner in reference to this
Section shall not be unreasonably withheld.
(d) The Partnership shall pay to the Limited Partner a fee (the
"Reporting Fee") commencing in 2000 equal to 20% of the Net Operating Income but
in no event less than $500 for the Limited Partner's services in monitoring the
operations of the Partnership and for services in connection with the
Partnership's accounting matters and assisting with the preparation of tax
returns and the reports required in Sections 14.2 and 14.3 of this Agreement.
The Reporting Fee shall be payable within seventy-five (75) days following each
calendar year and shall be payable from Net Operating Income in the manner and
priority set forth in Section 11.1 of this Agreement; provided, however, that if
in any year Net Operating Income is insufficient to pay the full $500, the
unpaid portion thereof shall accrue and be payable on a cumulative basis in the
first year in which there is sufficient Net Operating Income, as provided in
Section 11.1, or sufficient Sale or Refinancing Proceeds, as provided in Section
11.2.
(e) The Partnership shall pay to the General Partner an Incentive
Management Fee equal to 70% of the available Net Operating Income in accordance
with Section 11.1 of this Agreement for each fiscal year of the Partnership
commencing in 2000 for services incident to the administration of the business
and affairs of the Partnership, which services shall include, but not limited
to, maintaining the books and records of the Partnership, selecting and
supervising the Partnership's Accountants, bookkeepers and other Persons
required to prepare and audit the Partnership's financial statements and tax
returns, and preparing and disseminating reports on the status of the Project
and the Partnership, all as required by Article XIV of this Agreement. The
Incentive Management Fee shall be payable within seventy-five (75) days
following each calendar year and shall be payable from Net Operating Income in
the manner and priority set forth in Section 11.1. If the Incentive Management
Fee is not paid in any year it shall not accrue for payment in subsequent years.
Section 9.3 Specific Powers of the General Partner. Subject
to the other provisions of this Agreement, the General Partner, in the
Partnership's name and on its behalf, may:
(a) hold, sell, transfer, lease or otherwise deal with any real,
personal or mixed property, interest therein or appurtenance thereto in
accordance with the purpose of this Agreement as indicated in Article IV hereto;
(b) employ, contract and otherwise deal with, from time to time,
Persons whose services are necessary or appropriate in connection with
management and operation of the Partnership business, including, without
limitation, contractors, agents, brokers, Accountants and Management Agents
(provided that the selection of any Accountant or successor Management Agent has
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received the consent of the Class A Special Partner as provided herein) and
attorneys, on such terms as the General Partner shall determine;
(c) bring or defend, pay, collect, compromise, arbitrate, resort to
legal action or otherwise adjust claims or demands of or against the
Partnership;
(d) pay as a Partnership expense any and all costs and expenses
associated with the formation, development, organization and operation of the
Partnership, including the expense of annual audits, tax returns and LIHTC
compliance;
(e) deposit, withdraw, invest, pay, retain and distribute the
Partnership's funds in a manner consistent with the provisions of this
Agreement;
(f) execute the Construction Loan and the Mortgage; and
(g) execute, acknowledge and deliver any and all instruments to
effectuate any of the foregoing.
Section 9.4 Authority Requirements. During the Compliance Period, the
following provisions shall apply.
(a) Each of the provisions of this Agreement shall be subject to, and
the General Partner covenants to act in accordance with, the Tax Credit
Conditions and all applicable federal, state and local laws and regulations.
(b) The Tax Credit Conditions and all such laws and regulations, as
amended or supplemented, shall govern the rights and obligations of the
Partners, their heirs, executors, administrators, successor and assigns, and
they shall control as to any terms in this Agreement which are inconsistent
therewith, and any such inconsistent terms of this Agreement shall be
unenforceable by or against any of the Partners.
(c) Upon any dissolution of the Partnership or any transfer of the
Project, no title or right to the possession and control of the Project and no
right to collect rent therefrom shall pass to any Person who is not, or does not
become, bound by the Tax Credit Conditions in a manner that, in the opinion of
counsel to the Partnership, would not avoid a recapture thereof on the part of
the former owners.
(d) Any conveyance or transfer of title to all or any portion of the
Project required or permitted under this Agreement shall in all respects be
subject to the Tax Credit Conditions and all conditions, approvals or other
requirements of the rules and regulations of any authority applicable thereto.
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Section 9.5 Limitations on General Partner's Power and
Authority. Notwithstanding the provisions of this Article IX, the General
Partner shall not:
(a) except as required by Section 9.4, act in contravention of this
Agreement;
(b) act in any manner which would make it impossible to carry on the
ordinary business of the Partnership;
(c) confess a judgment against the Partnership;
(d) possess Partnership property, or assign the Partner's right in
specific Partnership property, for other than the exclusive benefit of the
Partnership;
(e) admit a Person as a General Partner except as provided in this
Agreement;
(f) admit a Person as a Limited Partner except as provided in this
Agreement;
(g) violate any provision of the Mortgage;
(h) cause the Project apartment units to be rented to anyone other than
Qualified Tenants;
(i) violate the Minimum Set-Aside Test or the Rent Restriction Test for
the Project;
(j) cause any recapture of the Tax Credits;
(k) permit any creditor who makes a nonrecourse loan to the Partnership
to have, or to acquire at any time as a result of making such loan, any direct
or indirect interest in the profits, income, capital or other property of the
Partnership, other than as a secured creditor;
(l) commingle funds of the Partnership with the funds of another
Person; or
(m) take any action which requires the Consent of the Class A Special
Limited Partner or the Consent of the Limited Partner unless the General Partner
has received said Consent.
Section 9.6 Restrictions on Authority of General Partner.
Without consent of the Class A Special Limited Partner the General Partner
shall not:
(a) sell, exchange, lease or otherwise dispose of the Project;
(b) incur indebtedness other than the Construction Loan and Mortgage
Loan in the name of the Partnership, other than in the ordinary course of the
Partnership's business;
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(c) engage in any transaction not expressly contemplated by this
Agreement in which the General Partner has an actual or potential conflict of
interest with the Limited Partner or the Class A Special Limited Partner;
(d) contract away the fiduciary duty owed to the Limited Partner and
the Class A Special Limited Partner at common law;
(e) take any action which would cause the Project to fail to qualify,
or which would cause a termination or discontinuance of the qualification of the
Project, as a "qualified low income housing project" under Section 42(g)(1) of
the Code, as amended, or any successor thereto, or which would cause the Limited
Partner to fail to obtain the Projected Tax Credits or which would cause the
recapture of any LIHTC;
(f) cause the merger or other reorganization of the Partnership; or
(g) dissolve the Partnership, except as provided in this Agreement.
Section 9.7 Duties of General Partner. The General Partner
agrees that it shall at all times:
(a) diligently and faithfully devote such of its time to the business
of the Partnership as may be necessary to properly conduct the affairs of the
Partnership;
(b) file and publish all certificates, statements or other instruments
required by law for the formation and operation of the Partnership as a limited
partnership in all appropriate jurisdictions;
(c) cause the Partnership to carry Insurance from an Insurance Company;
(d) have a fiduciary responsibility for the safekeeping and use of all
funds and assets of the Partnership, whether or not in its immediate possession
or control and not employ or permit another to employ such funds or assets in
any manner except for the benefit of the Partnership;
(e) use its best efforts so that all requirements shall be met which
are reasonably necessary to obtain or achieve (1) compliance with the Minimum
Set-Aside Test, the Rent Restriction Test, and any other requirements necessary
for the Project to initially qualify, and to continue to qualify, for LIHTC; (2)
issuance of all necessary certificates of occupancy, including all governmental
approvals required to permit occupancy of all of the apartment units in the
Project; (3) compliance with all provisions of the Project Documents and (4) a
reservation and allocation of LIHTC from the State Tax Credit Agency;
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(f) use its best efforts to keep the Project in decent, safe, sanitary
and good condition, repair and working order, ordinary use and obsolescence
excepted, and make or cause to be made from time to time all necessary repairs
thereto (including external and structural repairs) and renewals and
replacements thereof;
(g) pay from Partnership funds, before the same shall become delinquent
and before penalties accrue thereon all Partnership taxes, assessments and other
governmental charges against the Partnership or its properties, and all of its
other liabilities, except to the extent and so long as the same are being
contested in good faith by appropriate proceedings in such manners as not to
cause any material adverse effect on the Partnership's property, financial
condition or business operations, with adequate reserves provided for such
payments;
(h) permit, and cause the Management Agent to permit, the Class A
Special Limited Partner and its representatives: (1) to have access to the
Project and personnel employed by the Partnership and by the Management Agent at
all times during normal business hours after reasonable notice; (2) to examine
all agreements, LIHTC compliance data and plans and specifications; and (3) to
make copies thereof;
(i) exercise good faith in all activities relating to the conduct of
the business of the Partnership, including the development, operation and
maintenance of the Project, and shall take no action with respect to the
business and property of the Partnership which is not reasonably related to the
achievement of the purpose of the Partnership;
(j) make any Capital Contributions, advances or loans required to be
made by the General Partner under the terms of this Agreement;
(k) establish and maintain all reserves required to be established and
maintained under the terms of this Agreement;
(l) cause the Management Agent to manage the Project in such a manner
that the Project will be eligible to receive LIHTC with respect to 100% of the
apartment units in the Project. To that end, the General Partner agrees, without
limitation: (1) to make all elections requested by the Class A Special Limited
Partner under Section 42 of the Code to allow the Partnership or its Partners to
claim the Tax Credit; (2) to file Form 8609 with respect to the Project as
required, for at least the duration of the Compliance Period; (3) to operate the
Project and cause the Management Agent to manage the Project so as to comply
with the requirements of Section 42 of the Code, as amended, or any successor
thereto, including, but not limited to, Section 42(g) and Section 42(i)(3) of
the Code, as amended, or any successors thereto; (4) to make all certifications
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required by Section 42(l) of the Code, as amended, or any successor thereto; and
(5) to operate the Project and cause the Management Agent to manage the Project
so as to comply with all other Tax Credit Conditions; and
(m) perform such other acts as may be expressly required of it under
the terms of this Agreement.
Section 9.8 Partnership Expenses.
(a) All of the Partnership's expenses shall be billed directly to and
paid by the Partnership to the extent practicable. Reimbursements to the General
Partner or any of its Affiliates by the Partnership shall be allowed only for
the Partnership's operating cash expenses and subject to the limitations on the
reimbursement of such expenses set forth herein. As used in this Section 9.8 the
term "operating cash expenses" shall mean, with respect to any fiscal period,
the amount of cash disbursed by the Partnership for Partnership business in that
period in the ordinary course of business for the payment of its operating
expenses, including, but not limited to expenses for advertising and promotion,
management, utilities, repair and maintenance, Insurance, Partner
communications, legal, accounting, statistical and bookkeeping services, use of
computing or accounting equipment, travel and telephone expenses, salaries and
direct expenses of Partnership employees while engaged in Partnership business,
and any other operational and administrative expenses necessary for the prudent
operation of the Partnership. Without limiting the generality of the foregoing,
"operating cash expenses" shall include fees paid by the Partnership to the
General Partner or any Affiliate of the General Partner permitted by this
Agreement and the actual cost of goods, materials and administrative services
used for or by the Partnership, whether incurred by the General Partner, an
Affiliate of the General Partner or a nonaffiliated Person in performing the
foregoing functions. As used in the preceding sentence, "actual cost of goods
and materials" means the actual cost of goods and materials used for or by the
Partnership and obtained from entities which are not Affiliates of the General
Partner, and actual cost of administrative services means the pro rata cost of
personnel (as if such persons were employees of the Partnership) associated
therewith, but in no event to exceed the amount which would be charged by
nonaffiliated Persons for comparable goods and services. Notwithstanding, the
"actual cost of goods and services" and "administrative services" includes a
profit payable to the General Partner or affiliate in an amount not to exceed an
amount which would be charged by nonaffiliated persons for comparable services.
(b) Reimbursement to the General Partner or any of its Affiliates of
operating cash expenses pursuant to Subsection (a) hereof shall be subject to
the following:
(1) no such reimbursement shall be permitted for services for
which the General Partner or any of its Affiliates is entitled to compensation
by way of a separate fee; and
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(2) no such reimbursement shall be made for (A) rent or
depreciation, utilities, capital equipment or other such administrative items,
and (B) salaries, fringe benefits, travel expenses and other administrative
items incurred or allocated to any "controlling person" of the General Partner
or any Affiliate of the General Partner. For the purposes of this Section
9.8(b)(2), "controlling person" includes, but is not limited to, any Person,
however titled, who performs functions for the General Partner or any Affiliate
of the General Partner similar to those of: (i) chairman or member of the board
of directors; (ii) executive management, such as president, vice president or
senior vice president, corporate secretary or treasurer; (iii) senior
management, such as the vice president of an operating division who reports
directly to executive management; or (iv) those holding 5% or more equity
interest in such General Partner or any such Affiliate of the General Partner or
a person having the power to direct or cause the direction of such General
Partner or any such Affiliate of the General Partner, whether through the
ownership of voting securities, by contract or otherwise.
Section 9.9 General Partner Expenses. The General Partner or Affiliates
of the General Partner shall pay all Partnership expenses which are not
permitted to be reimbursed pursuant to Section 9.8 and all expenses which are
unrelated to the business of the Partnership.
Section 9.10 Other Business of Partners. Any Partner may engage
independently or with others in other business ventures wholly unrelated to the
Partnership business of every nature and description, including, without
limitation, the acquisition, development, construction, operation and management
of real estate projects and developments of every type on their own behalf or on
behalf of other partnerships, joint ventures, corporations or other business
ventures formed by them or in which they may have an interest, including,
without limitation, business ventures similar to, related to or in direct or
indirect competition with the Project. Neither the Partnership nor any Partner
shall have any right by virtue of this Agreement or the partnership relationship
created hereby in or to such other ventures or activities or to the income or
proceeds derived therefrom. Conversely, no Person shall have any rights to
Partnership assets, incomes or proceeds by virtue of such other ventures or
activities of any Partner.
Section 9.11 Covenants, Representations and Warranties. The General
Partner covenants, represents and warrants that the following are presently true
and will be true during the term of this Agreement, to the extent then
applicable.
(a) The Partnership is a duly organized limited partnership validly
existing under the laws of the State and has complied with all filing
requirements necessary for the protection of the limited liability of the
Limited Partner and the Class A Special Limited Partner.
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(b) The Partnership Agreement and the Project Documents are in full
force and effect and neither the Partnership nor the General Partner is in
breach or violation of any material provisions thereof.
(c) Improvements will be completed in a timely and workerlike manner
substantially in accordance with all applicable requirements of all appropriate
governmental entities and the plans and specifications of the Project, as such
plans and specifications may be changed from time to time with the approval of
Missouri Housing Development Commission (MHDC) and any applicable governmental
entities, if such approval shall be required.
(d) The Project is being operated in accordance with standards and
procedures which are prudent and customary for the operation of properties
similar to the Project.
(e) Additional Improvements on the Project, if any, shall be completed
substantially in conformity with plans and specifications approved by the Class
A Special Limited Partner.
(f) No Partner has or will have any personal liability with respect to
or has or will have personally guaranteed the payment of the Mortgage.
(g) The Partnership is in compliance in all material respects with all
construction and use codes applicable to the Project and is not in violation in
any material respect of any zoning, environmental or similar regulations
applicable to the Project.
(h) All appropriate public utilities, including sanitary and storm
sewers, water, gas and electricity, are currently available and will be
operating properly for all units in the Project at the time of first occupancy
and throughout the term of the Partnership.
(i) The Partnership has obtained Insurance written by an Insurance
Company.
(j) The Partnership owns the fee simple interest in the Project.
(k) The Construction Contract has been entered into between the
Partnership and the Contractor; no other consideration or fee shall be paid to
the Contractor other than amounts set forth in the Construction Contract.
(l) The Partnership will require the Accountant to depreciate 79.9%
of the Improvements over a 40 year term and 20.10% of the Improvements over a
27 1/2 year term.
(m) To the best of the General Partner's knowledge: (1) no Hazardous
Substance has been disposed of, or released to or from, or otherwise now exists
in, on, under or around, the Project and (2) no aboveground or underground
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storage tanks are now or have ever been located on or under the Project. The
General Partner will not install or allow to be installed any aboveground or
underground storage tanks on the Project. The General Partner covenants that the
Project shall be kept free of Hazardous Materials and shall not be used to
generate, manufacture, refine, transport, treat, store, handle, dispose of,
transfer, produce or process Hazardous Materials, except in connection with the
normal maintenance and operation of any portion of the Project. The General
Partner shall comply, or cause there to be compliance, with all applicable
Federal, state and local laws, ordinances, rules and regulations with respect to
Hazardous Materials and shall keep, or cause to be kept, the Project free and
clear of any liens imposed pursuant to such laws, ordinances, rules and
regulations. The General Partner must promptly notify the Limited Partner and
the Class A Special Limited Partner in writing (3) if it knows, or suspects or
believes there may be any Hazardous Substance in or around any part of the
Project, any Improvements constructed on the Project, or the soil, groundwater
or soil vapor, (4) if the General Partner or the Partnership may be subject to
any threatened or pending investigation by any governmental agency under any
law, regulation or ordinance pertaining to any Hazardous Substance, and (5) of
any claim made or threatened by any Person, other than a governmental agency,
against the Partnership or General Partner arising out of or resulting from any
Hazardous Substance being present or released in, on or around any part of the
Project.
(n) The General Partner has not executed and will not execute any
agreements with provisions contradictory to, or in opposition to, the provisions
of this Agreement.
(o) The Partnership will allocate to the Limited Partner the Projected
Annual Tax Credits, or the Revised Projected Tax Credits, if applicable.
(p) No charges, liens or encumbrances exist with respect to the Project
other than those which are created or permitted by the Project Documents or
Mortgage or are noted or excepted in the title policy for the Project.
(q) The buildings on the Project site constitute or shall constitute a
"qualified low-income housing project" as defined in Section 42(g) of the Code,
and as amplified by the Treasury Regulations thereunder. In this connection, not
later than December 31 of the first year in which the Partners elect the LIHTC
to commence in accordance with the Code, the Project will satisfy the Minimum
Set-Aside Test.
(r) All accounts of the Partnership required to be maintained under the
terms of the Project Documents, including, without limitation, any reserves in
accordance with Article VIII hereof, are currently funded to required levels,
including levels required by any authority.
(s) The General Partner has not lent or otherwise advanced any funds to
the Partnership other than its Capital Contribution and the Partnership has no
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unsatisfied obligation to make any payments of any kind to the General Partner
or any Affiliate thereof.
(t) No event has occurred which constitutes a default under any of the
Project Documents.
(u) No event has occurred which has caused, and the General Partner has
not acted in any manner which will cause (1) the Partnership to be treated for
federal income tax purposes as an association taxable as a corporation, (2) the
Partnership to fail to qualify as a limited partnership under the Act, or (3)
the Limited Partner to be liable for Partnership obligations; provided however,
the General Partner shall not be in breach of this representation if all or a
portion of a Limited Partner's agreed upon Capital Contributions are used to
satisfy the Partnership's obligations to creditors of the Partnership and such
action by the General Partner is otherwise authorized under this Agreement and;
provided further, however, the General Partner shall not be in breach of this
representation if the action causing the Limited Partner to be liable for the
Partnership obligations is undertaken by the Limited Partner.
(v) No event or proceeding, including, but not limited to, any legal
actions or proceedings before any court, commission, administrative body or
other governmental authority, and acts of any governmental authority having
jurisdiction over the zoning or land use laws applicable to the Project, has
occurred the continuing effect of which has: (1) materially or adversely
affected the operation of the Partnership or the Project; (2) materially or
adversely affected the ability of the General Partner to perform its obligations
hereunder or under any other agreement with respect to the Project; or (3)
prevented the completion of construction of the Improvements in substantial
conformity with the Project Documents, other than legal proceedings which have
been bonded against (or as to which other adequate financial security has been
issued) in a manner as to indemnify the Partnership against loss; provided,
however, the foregoing does not apply to matters of general applicability which
would adversely affect the Partnership, the General Partner, Affiliates of the
General Partner or the Project only insofar as they or any of them are part of
the general public.
(w) Neither the Partnership nor the General Partner has any
liabilities, contingent or otherwise, which have not been disclosed in writing
to the Limited Partner and the Class A Special Limited Partner and which in the
aggregate affect the ability of the Limited Partner to obtain the anticipated
benefits of its investment in the Partnership.
(x) The General Partner will not cause the Partnership to make an
election to be treated as a corporation for income tax purposes.
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(y) The General Partner or an acceptable guarantor shall have and shall
maintain a net worth equal to at least $1,000,000 computed in accordance with
generally accepted accounting principles.
The General Partner shall be liable to the Limited Partner for any
costs, damages, loss of profits, diminution in the value of its investment in
the Partnership, or other losses, of every nature and kind whatsoever, direct or
indirect, realized or incurred by the Limited Partner as a result of any
material breach of the representations and warranties set forth in this Section
9.11.
ARTICLE X
ALLOCATIONS OF INCOME, LOSSES AND CREDITS
Section 10.1 General. All items includable in the calculation of Income
or Loss not arising from a Sale or Refinancing, and all Tax Credits, shall be
allocated 99.89% to the Limited Partner, .01% to the Class A Special Limited
Partner, and 0.10% to the General Partner. Any and all Missouri Tax Credits
shall be allocated to the Class B Special Limited Partner. Missouri Tax Credits
are those Tax Credits under the State of Missouri Tax Code deductible from
income tax, otherwise payable to the State of Missouri.
Section 10.2 Allocations From Sale or Refinancing. All Income and
Losses arising from a Sale or Refinancing shall be allocated between the
Partners as follows:
(a) As to Income:
(1) first, an amount of Income equal to the aggregate negative
balances (if any) in the Capital Accounts of all Partners having negative
Capital Accounts (prior to taking into account the Sale or Refinancing and the
Distribution of the related Sale or Refinancing Proceeds, but after giving
effect to Distributions of Net Operating Income and allocations of other Income
and Losses pursuant to this Article X up to the date of the Sale or Refinancing)
shall be allocated to such Partners in proportion to their negative Capital
Account balances until all such Capital Accounts shall have zero balances;
(2) second, an amount of Income sufficient to increase the
Limited Partner's positive Capital Account balance to its Capital Contribution
and to increase the Class A Special Limited Partner's positive Capital Account
balance to an amount equal to its Capital Contribution, shall be allocated to
the Limited Partner and the Class A Special Limited Partner, respectively;
(3) third, an amount of Income sufficient to increase the
General Partner's positive Capital Account balance to an amount equal to its
Capital Contribution; and
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(4) the balance, if any, of such Income shall be
allocated 50% to the Limited Partner .01% to the Class B Special Limited
Partner and 49.9% to the General Partner.
(b) As to Losses:
(1) an amount of Losses equal to the aggregate positive
balances (if any) in the Capital Accounts of all Partners having positive
Capital Accounts (prior to taking into account the Sale or Refinancing and the
Distribution of the related Sale or Refinancing Proceeds, but after giving
effect to Distributions of Net Operating Income and allocations of Income and
Losses pursuant to Section 10.1 up to the date of the Sale or Refinancing) shall
be allocated to such Partners in proportion to their positive Capital Account
balances until all such Capital Accounts shall have zero balances; and
(2) the balance of any such Losses shall be
allocated 99.89% to the Limited Partner, .01% to the Class A Special Limited
Partner and .10% to the General Partner.
(c) Notwithstanding the foregoing provisions of Section 10.2(a) and
(b), in no event shall any Losses be allocated to the Limited Partner or the
Class A Special Limited Partner if and to the extent that such allocation would
create or increase an Adjusted Capital Account Deficit for the Limited Partner
or the Class A Special Limited Partner. In the event an allocation of 99.89% or
.01% of each item includable in the calculation of Income or Loss not arising
from a Sale or Refinancing, would create or increase an Adjusted Capital Account
Deficit for the Limited Partner or the Class A Special Limited Partner,
respectively, then so much of the items of deduction other than projected
depreciation shall be allocated to the General Partner instead of the Limited
Partner or the Class A Special Limited Partner as is necessary to allow the
Limited Partner or the Class A Special Limited Partner to be allocated 99.89%
and .01%, respectively, of the items of Income and Project depreciation without
creating or increasing an Adjusted Capital Account Deficit for the Limited
Partner or the Class A Special Limited Partner, it being the intent of the
parties that the Limited Partner and the Class A Special Limited Partner always
shall be allocated 99.89% and .01%, respectively, of the items of Income not
arising from a Sale or Refinancing and 99.89% and .01%, respectively, of the
Project depreciation.
Section 10.3 Special Allocations. The following special allocations shall
be made in the following order.
(a) Except as otherwise provided in Section 1.704-2(f) of the Treasury
Regulations, notwithstanding any other provisions of this Article X, if there is
a net decrease in Partnership Minimum Gain during any Partnership fiscal year,
each Partner shall be specially allocated items of Partnership income and gain
for such fiscal year (and, if necessary, subsequent fiscal years) in an amount
equal to such Person's share of the net decrease in Partnership Minimum Gain,
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determined in accordance with Treasury Regulations Section 1.704-2(g).
Allocations pursuant to the previous sentence shall be made in proportion to the
respective amounts required to be allocated to each Partner pursuant thereto.
The items to be so allocated shall be determined in accordance with Section
1.704-2(f)(6) and 1.704-2(j)(2) of the Treasury Regulations. This Section
10.3(a) is intended to comply with the minimum gain chargeback requirement in
Section 1.704-2(f) of the Treasury Regulations and shall be interpreted
consistently therewith.
(b) Except as otherwise provided in Section 1.704-2(i)(4) of the
Treasury Regulations, notwithstanding any other provision of this Article X, if
there is a net decrease in Partner Nonrecourse Debt Minimum Gain attributable to
a Partner Nonrecourse Debt during any Partnership fiscal year, each Person who
has a share of the Partner Nonrecourse Debt Minimum Gain attributable to such
Partner Nonrecourse Debt, determined in accordance with Section 1.704-2(i)(5) of
the Treasury Regulations, shall be specially allocated items of Partnership
income and gain for such fiscal year (and, if necessary, subsequent fiscal
years) in an amount equal to such Person's share of the net decrease in Partner
Nonrecourse Debt Minimum Gain attributable to such Partner Nonrecourse Debt,
determined in accordance with Treasury Regulations Section 1.704-2(i)(4).
Allocations pursuant to the previous sentence shall be made in proportion to the
respective amounts required to be allocated to each Partner pursuant thereto.
The items to be so allocated shall be determined in accordance with Sections
1.704-2(i)(4) and 1.704-2(j)(2) of the Treasury Regulations. This Section
10.3(b) is intended to comply with the minimum gain chargeback requirement in
Section 1.704-2(i)(4) of the Treasury Regulations and shall be interpreted
consistently therewith.
(c) In the event any Partner unexpectedly receives any adjustments,
allocations, or distributions described in Treasury Regulations Section
1.704-1(b)(2)(ii)(d)(4), Section 1.704-1(b)(2)(ii)(d)(5), or Section
1.704-1(b)(2)(ii)(d)(6), items of Partnership income and gain shall be specially
allocated to each such Partner in an amount and manner sufficient to eliminate,
to the extent required by the Treasury Regulations, the Adjusted Capital Account
Deficit of such Partner as quickly as possible, provided that an allocation
pursuant to this Section 10.3(c) shall be made if and only to the extent that
such Partner would have an Adjusted Capital Account Deficit after all other
allocations provided for in this Section 10.3 have been tentatively made as if
this Section 10.3(c) were not in the Agreement.
(d) In the event any Partner has a deficit Capital Account at the end
of any Partnership fiscal year which is in excess of the sum of (i) the amount
such Partner is obligated to restore, and (ii) the amount such Partner is deemed
to be obligated to restore pursuant to the penultimate sentences of Treasury
Regulations Sections 1.704-2(g)(1) and 1.704-2(i)(5), each such Partner shall be
specially allocated items of Partnership income and gain in the amount of such
excess as quickly as possible, provided that an allocation pursuant to this
Section 10.3(d) shall be made if and only to the extent that such Partner would
have a deficit Capital Account in excess of such sum after all other allocations
provided for in this Section 10.3 have been tentatively made as if this Section
10.3(d) and Section 10.3(c) hereof were not in the Agreement.
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(e) Nonrecourse Deductions for any fiscal year shall be specially
allocated 99.89% to the Limited Partner, .01% to the Class A Special Limited
Partner, 0.01% to the Class B Special Limited Partner, and 0.10% to the General
Partner.
(f) Any Partner Nonrecourse Deductions for any fiscal year shall be
specially allocated to the Partner who bears the economic risk of loss with
respect to the Partner Nonrecourse Debt to which such Partner Nonrecourse
Deductions are attributable in accordance with Treasury Regulations Section
1.704-2(i)(1).
(g) To the extent an adjustment to the adjusted tax basis of any
Partnership asset pursuant to Code Section 734(b) or Code Section 743(b) is
required, pursuant to Treasury Regulations Section 1.704-1(b)(2)(iv)(m)(2) or
Section 1.704-1(b)(2)(iv)(m)(4), to be taken into account in determining Capital
Accounts as the result of a distribution to a Partner in complete liquidation of
his interest in the Partnership, the amount of such adjustment to the Capital
Accounts shall be treated as an item of gain (if the adjustment increases the
basis of the asset) or loss (if the adjustment decreases such basis) and such
gain or loss shall be specially allocated to the Partners in accordance with
their interests in the Partnership in the event that Treasury Regulations
Section 1.704-1 (b)(2)(iv)(m)(2) applies, or to the Partner to whom such
distribution was made in the event that Treasury Regulations Section
1.704-1(b)(2)(iv)(m)(4) applies.
(h) To the extent the Partnership has taxable interest income
with respect to any promissory note pursuant to Section 483 or Section 1271
through 1288 of the Code:
(1) such interest income shall be specially allocated to the
Limited Partner to whom such promissory note relates; and
(2) the amount of such interest income shall be excluded from
the Capital Contributions credited to such Partner's Capital Account in
connection with payments of principal with respect to such promissory note.
(i) In the event the adjusted tax basis of any investment tax credit
property that has been placed in service by the Partnership is increased
pursuant to Code Section 50(c), such increase shall be specially allocated among
the Partners (as an item in the nature of income or gain) in the same
proportions as the investment tax credit that is recaptured with respect to such
property is shared among the Partners.
(j) Any reduction in the adjusted tax basis (or cost) of Partnership
investment tax credit property pursuant to Code Section 50(c) shall be specially
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allocated among the Partners (as an item in the nature of expenses or losses) in
the same proportions as the basis (or cost) of such property is allocated
pursuant to Treasury Regulations Section 1.46-3(f)(2)(i).
(k) Any income, gain, loss or deduction realized as a direct or
indirect result of the issuance of an interest in the Partnership by the
Partnership to a Partner (the "Issuance Items") shall be allocated among the
Partners so that, to the extent possible, the net amount of such Issuance Items,
together with all other allocations under this Agreement to each Partner, shall
be equal to the net amount that would have been allocated to each such Partner
if the Issuance Items had not been realized.
(l) If any Partnership expenditure treated as a deduction on its
federal income tax return is disallowed as a deduction and treated as a
distribution pursuant to Section 731(a) of the Code, there shall be a special
allocation of gross income to the Partner deemed to have received such
distribution equal to the amount of such distribution.
(m) The allocation to the General Partner of each material item of
Partnership income, loss, deduction or credit will not be less than 1% of each
such item at all times during the existence of the Partnership.
(n) Interest deduction on the Partnership indebtedness referred to in
Section 6.3 shall be allocated 100% to the General Partner.
Section 10.4 Curative Allocations. The allocations set forth in
Sections 10.2(c), 10.3(a), 10.3(b), 10.3(c), 10.3(d), 10.3(e), 10.3(f), and
10.3(g) hereof (the "Regulatory Allocations") are intended to comply with
certain requirements of the Treasury Regulations. It is the intent of the
Partners that, to the extent possible, all Regulatory Allocations shall be
offset either with other Regulatory Allocations or with special allocations of
other items of Partnership income, gain, loss, or deduction pursuant to this
Section 10.4. Therefore, notwithstanding any other provision of this Article X
(other than the Regulatory Allocations), with the Consent of the Class A Special
Limited Partner, the General Partner shall make such offsetting special
allocations of Partnership income, gain, loss, or deduction in whatever manner
the General Partner, with the Consent of the Class A Special Limited Partner,
determines appropriate so that, after such offsetting allocations are made, each
Partner's Capital Account balance is, to the extent possible, equal to the
Capital Account balance such Partner would have had if the Regulatory
Allocations were not part of the Agreement and all Partnership items were
allocated pursuant to Sections 10.1, 10.2(a), 10.2(b), 10.3(h), 10.3(i),
10.3(j), 10.3(k), 10.3(l), 10.3(m), 10.3(n) and 10.5. In exercising its
authority under this Section 10.4, the General Partner shall take into account
future Regulatory Allocations under Section 10.3(a) and 10.3(b) that, although
not yet made, are likely to offset other Regulatory Allocations previously made
under Sections 10.3(e) and 10.3(f).
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Section 10.5 Other Allocation Rules.
(a) The basis (or cost) of any Partnership investment tax credit
property shall be allocated among the Partners in accordance with Treasury
Regulations Section 1.46-3(f)(2)(i). All Tax Credits (other than the investment
tax credit) shall be allocated among the Partners in accordance with applicable
law. Consistent with the foregoing, the Partners intend that LIHTC will be
allocated 99.89% to the Limited Partner, .01% to the Class A Special Limited
Partner, and .10% to the General Partner.
(b) In the event Partnership investment tax credit property is disposed
of during any taxable year, profits for such taxable year (and, to the extent
such profits are insufficient, profits for subsequent taxable years) in an
amount equal to the excess, if any, of (1) the reduction in the adjusted tax
basis (or cost) of such property pursuant to Code Section 50(c), over (2) any
increase in the adjusted tax basis of such property pursuant to Code Section
50(c) caused by the disposition of such property, shall be excluded from the
profits allocated pursuant to Section 10.1 and Section 10.2(a) hereof and shall
instead be allocated among the Partners in proportion to their respective shares
of such excess, determined pursuant to Section 10.3(i) and 10.3(j) hereof. In
the event more than one item of such property is disposed of by the Partnership,
the foregoing sentence shall apply to such items in the order in which they are
disposed of by the Partnership, so the profits equal to the entire amount of
such excess with respect to the first such property disposed of shall be
allocated prior to any allocations with respect to the second such property
disposed of, and so forth.
(c) For purposes of determining the Income, Losses, or any other items
allocable to any period, Income, Losses, and any such other items shall be
determined on a daily, monthly, or other basis, as determined by the General
Partner with the Consent of the Class A Special Limited Partner, using any
permissible method under Code Section 706 and the Treasury Regulations
thereunder.
(d) Solely for purposes of determining a Partner's proportionate share
of the "excess nonrecourse liabilities" of the Partnership within the meaning of
Treasury Regulations Section 1.752-3(a)(3), the Partners' interests in
Partnership profits are as follows: Limited Partner: 99.89%; Class A Special
Limited Partner: 0.01%; General Partner: 0.10%.
(e) To the extent permitted by Section 1.704-2(h)(3) of the Treasury
Regulations, the General Partner shall endeavor to treat Distributions as having
been made from the proceeds of a Nonrecourse Liability or a Partner Nonrecourse
Debt only to the extent that such Distributions would cause or increase an
Adjusted Capital Account Deficit for any Partner who is not a General Partner.
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(f) Tax Credits shall be allocated 99.89% to the Limited Partner, 0.01%
to the Class A Special Limited Partner, and 0.10% to the General Partner. In the
event there occurs a recapture of Tax Credits previously allocated to the
Partners, the responsibility for the recapture of such Tax Credits shall be
allocated in accordance with the requirements of the Code and the Treasury
Regulations; namely, to the Partners (if permitted by applicable law) who are or
are deemed to be Partners in the year in which such recapture occurs, in
accordance with their interests in the losses of the Partnership for that year.
Missouri Tax Credits shall be allocated 100% to the Class B Special Limited
Partner, which Class B Special Limited Partner also shall be allocated 100% of
any recapture of Missouri Tax Credits.
Section 10.6 Tax Allocations: Code Section 704(c). In accordance with
Code Section 704(c) and the Treasury Regulations thereunder, income, gain, loss,
and deduction with respect to any property contributed to the capital of the
Partnership shall, solely for tax purposes, be allocated among the Partners so
as to take account of any variation between the adjusted basis of such property
to the Partnership for federal income tax purposes and its initial Gross Asset
Value (computed in accordance with Section 1.31(a) hereof).
In the event the Gross Asset Value of any Partnership asset is adjusted
pursuant to Section 1.31(b) hereof, subsequent allocations of income, gain,
loss, and deduction with respect to such asset shall take account of any
variation between the adjusted basis of such asset for federal income tax
purposes and its Gross Asset Value in the same manner as under Code Section
704(c) and the Treasury Regulations thereunder.
Any elections or other decisions relating to such allocations shall be
made by the General Partner with the Consent of the Class A Special Limited
Partner in any manner that reasonably reflects the purpose and intention of this
Agreement. Allocations pursuant to this Section 10.6 are solely for purposes of
federal, state, and local taxes and shall not affect, or in any way be taken
into account in computing, any Person's Capital Account or share of Income,
Losses, other items, or distributions pursuant to any provision of this
Agreement.
Section 10.7 Allocation Among Limited Partners. In the event that the
Interest of the Limited Partner hereunder is at any time held by more than one
Limited Partner all items which are specifically allocated to the Limited
Partner for any month pursuant to this Article X shall be apportioned among such
Persons according to the ratio of their respective profit-sharing interests in
the Partnership at the last day of such month.
Section 10.8 Allocation Among General Partners. In the event that the
Interest of the General Partner hereunder is at any time held by more than one
General Partner all items which are specifically allocated to the General
Partner for any month pursuant to this Article X shall be apportioned among such
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Persons in such percentages as may from time to time be determined by agreement
among them without amendment to this Agreement or consent of the Limited Partner
or Consent of the Class A Special Limited Partner.
Section 10.9 Modification of Allocations. The provisions of Articles X
and XI and other provisions of this Agreement are intended to comply with
Treasury Regulations Section 1.704 and shall be interpreted and applied in a
manner consistent with such section of the Treasury Regulations. In the event
that the General Partner determines, in its sole discretion, that it is prudent
to modify the manner in which the Capital Accounts of the Partners, or any debit
or credit thereto, are computed in order to comply with such section of the
Treasury Regulations, the General Partner may make such modification, but only
with the Consent of the Class A Special Limited Partner, to the minimum extent
necessary, to effect the plan of allocations and Distributions provided for
elsewhere in this Agreement. Further, the General Partner shall make any
appropriate modifications, but only with the Consent of the Class A Special
Limited Partner, in the event it appears that unanticipated events (e.g., the
existence of a Partnership election pursuant to Code Section 754) might
otherwise cause this Agreement not to comply with Treasury Regulation Section
1.704.
ARTICLE XI
DISTRIBUTION
Section 11.1 Distribution of Net Operating Income. Net Operating Income
for each fiscal year shall be distributed within seventy-five (75) days
following each calendar year and shall be applied in the following order of
priority:
(a) to pay the Deferred Management Fee, if any;
(b) to pay the current Reporting Fee and then to pay any
accrued Reporting Fees which have not been paid in full from previous years;
(c) to pay the Development Fee;
(d) to pay the Operating Loans, if any, as referenced in Section 6.2(b)
of this Agreement, limited to 50% of the Net Operating Income remaining after
reduction for the payments made pursuant to subsections (a) through (c) of this
Section 11.1;
(e) to pay the Incentive Management Fee from Net Operating Income
remaining after reduction for the payments made pursuant to subsections (a)
through (d) of this Section 11.1; and
(f) to the Limited Partner in an amount equal to 50% of the
remaining Net Operating Income and to the General Partner in an amount equal
to 50% of the remaining Net Operating Income.
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Section 11.2 Distribution of Sale or Refinancing Proceeds. Sale or
Refinancing Proceeds shall be distributed in the following order:
(a) to the payment of the Mortgage and other matured debts and
liabilities of the Partnership, other than accrued payments, debts or other
liabilities owing to Partners or former Partners;
(b) to any accrued payments, debts or other liabilities owing to the
Partners or former Partners, including, but not limited to, accrued Reporting
Fees and Operating Loans, to be paid prorata if necessary;
(c) to the establishment of any reserves which the General Partner,
with the Consent of the Class A Special Limited Partner, shall deem reasonably
necessary for contingent, unmatured or unforeseen liabilities or obligations of
the Partnership;
(d) to the Limited Partner in an amount equal to its Capital
Contribution;
(e) to the Class A Special Limited Partner in an amount equal to its
Capital Contribution;
(f) to the General Partner in an amount equal to its Capital
Contribution; and
(g) thereafter, 20% to the Limited Partner, 79.9% to the General
Partner and 0.1% to the Class B Special Limited Partner.
ARTICLE XII
TRANSFERS OF LIMITED
PARTNER'S INTEREST IN THE PARTNERSHIP
Section 12.1 Assignment of Limited Partner's Interest. The Limited
Partner, Class A Special Limited Partner, and Class B Special Limited Partner
shall not have the right to assign all or any part of their respective Interests
to any other Person, whether or not a Partner, except upon satisfaction of each
of the following:
(a) by a written instrument in form and substance satisfactory to the
General Partner and its counsel, setting forth the name and address of the
proposed transferee, the nature and extent of the Interest which is proposed to
be transferred and the terms and conditions upon which the transfer is proposed
to be made, stating that the Assignee accepts and agrees to be bound by all of
the terms and provisions of this Agreement, and providing for the payment of all
reasonable expenses incurred by the Partnership in connection with such
assignment, including but not limited to the cost of preparing any necessary
amendment to this Agreement;
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(b) upon consent of the General Partner to such assignment, which shall
not be unreasonably withheld; and
(c) upon receipt by the General Partner of the Assignee's written
representation that the Partnership Interest is to be acquired by the Assignee
for the Assignee's own account for long-term investment and not with a view
toward resale, fractionalization, division or distribution thereof.
THE LIMITED PARTNERSHIP INTEREST AND THE SPECIAL LIMITED PARTNERSHIP
INTEREST DESCRIBED HEREIN HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF
1933 AS AMENDED OR UNDER ANY STATE SECURITIES LAW. THESE INTERESTS MAY NOT BE
SOLD OR OTHERWISE TRANSFERRED UNLESS REGISTERED UNDER APPLICABLE FEDERAL AND
STATE SECURITIES LAWS OR UNLESS AN EXEMPTION FROM REGISTRATION IS AVAILABLE.
Section 12.2 Effective Date of Transfer. Any assignment of a Limited
Partner's Interest, Class A Special Limited Partner's Interest or the Class B
Special Limited Partner's Interest pursuant to Section 12.1 shall become
effective as of the last day of the calendar month in which the last of the
conditions to such assignment are satisfied.
Section 12.3 Invalid Assignment. Any purported assignment of an
Interest of a Limited Partner, Class A Special Limited Partner or Class B
Special Limited Partner otherwise than in accordance with Section 12.1 or
Section 12.6 shall be of no effect as between the Partnership and the purported
assignee and shall be disregarded by the General Partner in making allocations
and Distributions hereunder.
Section 12.4 Assignee's Rights to Allocations and Distributions. An
Assignee shall be entitled to receive allocations and Distributions from the
Partnership attributable to the Interest acquired by reason of any permitted
assignment from and after the first day of the calendar month following the
month which ends with the effective date of the transfer of such Interest as
provided in Section 12.2. The Partnership and the General Partner shall be
entitled to treat the assignor of such Partnership Interest as the absolute
owner thereof in all respects, and shall incur no liability for allocations and
Distributions made in good faith to such assignor, until such time as the
written instrument of assignment has been received by the Partnership.
Section 12.5 Substitution of Assignee as Limited Partner, Class A Special
Limited Partner or Class B Special Limited Partner.
(a) An Assignee shall not have the right to become a Substitute Limited
Partner, substitute Class A Special Limited Partner or substitute Class B
Special Limited Partner in place of his assignor unless the written consent of
the General Partner to such substitution shall have been obtained, which
consent, in the General Partner's absolute discretion, may be withheld.
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(b) A nonadmitted transferee of a Limited Partner's Interest, Class A
Special Limited Partner's Interest or Class B Special Limited Partner's Interest
in the Partnership shall only be entitled to receive that share of allocations,
Distributions and the return of Capital Contribution to which its transferor
would otherwise have been entitled with respect to the Interest transferred, and
shall have no right to obtain any information on account of the Partnership's
transactions, to inspect the Partnership's books and records or have any other
of the rights and privileges of a Limited Partner, Class A Special Limited
Partner or Class B Special Limited Partner provided, however, that the
Partnership shall, if a transferee and transferor jointly advise the General
Partner in writing of a transfer of an Interest in the Partnership, furnish the
transferee with pertinent tax information at the end of each fiscal year of the
Partnership.
(c) The General Partner may elect to treat a transferee of a
Partnership Interest who has not become a Substitute Limited Partner, Substitute
Class A Special Limited Partner or Substitute Class B Special Limited Partner as
a Substitute Limited Partner, Substitute Class A Special Limited Partner or
substitute Class B Special Limited Partner, as the case may be, in the place of
its transferor should the General Partner determine in its absolute discretion
that such treatment is in the best interest of the Partnership.
Section 12.6 Death, Bankruptcy, Incompetency, etc. of a Limited
Partner. Upon the death, dissolution, adjudication of bankruptcy, or
adjudication of incompetency or insanity of a Limited Partner, Class A Special
Limited Partner or Class B Special Limited Partner such Partner's executors,
administrators or legal representatives shall have all the rights of a Limited
Partner, Class A Special Limited Partner or Class B Special Limited Partner as
the case may be, for the purpose of settling or managing such Partner's estate,
including such power as such Partner possessed to constitute a successor as a
transferee of its Interest in the Partnership and to join with such transferee
in making the application to substitute such transferee as a Partner. However,
such executors, administrators or legal representatives will not have the right
to become Substitute Limited Partners, Substitute Class A Special Limited
Partners or Substitute Class B Special Limited Partners in the place of their
respective predecessors-in-interest unless the General Partner shall so consent.
ARTICLE XIII
WITHDRAWAL, REMOVAL AND REPLACEMENT OF
GENERAL PARTNER
Section 13.1 Withdrawal of General Partner.
(a) The General Partner may not Withdraw (other than as a result of an
Involuntary Withdrawal) without the Consent of the Class A Special Limited
Partner, and, without the Consent of MHDC to the extent required by MHDC.
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Withdrawal shall be conditioned upon the agreement of the Class A Special
Limited Partner to be admitted as a successor General Partner, or if the Class A
Special Limited Partner declines to be admitted as a successor General Partner
then on the agreement of one or more Persons who satisfy the requirements of
Section 13.5 of this Agreement to be admitted as successor General Partner(s).
(b) Each General Partner shall indemnify and hold harmless the
Partnership and all Partners from its Withdrawal in violation of Section 13.1(a)
hereof. Each General Partner shall be liable for damages to the Partnership
resulting from its Withdrawal in violation of Section 13.1(a).
Section 13.2 Removal of General Partner.
(a) The Class A Special Limited Partner or the Limited Partner, or both
of them, may remove the General Partner for cause if such General Partner has:
(1) been subject to Bankruptcy in accordance with this
Agreement;
(2) committed any fraud, willful misconduct, breach of
fiduciary duty or other grossly negligent conduct in the performance of its
duties under this Agreement;
(3) been convicted of, or entered into a plea of guilty to,
a felony;
(4) made personal use of Partnership funds or properties;
(5) violated the terms of the Mortgage and such violation
prompts MHDC to issue a default letter or acceleration notice to the Partnership
or General Partner and such violation has not been cured within 30 days of such
letter or notice;
(6) failed to provide any loan, advance, Capital Contribution
or any other payment to the Partnership required under this Agreement;
(7) failed to obtain the Consent of the Class A Special
Limited Partner prior to any decision, act or omission under circumstances where
this Agreement requires that such consent be obtained;
(8) breached in any material respect any representation,
warranty or covenant contained in this Agreement, or failed in any material
respect to perform any other action which may be required by this Agreement;
(9) caused the Projected Tax Credits to be allocated to the
Partners for a term longer than the Tax Credit Period unless the provisions of
Section 7.4(e) of this Agreement apply;
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(10) violated any federal or state tax law which causes a
recapture of LIHTC; or
(11) failed during any six-month period during the Compliance
Period to cause at least 85% of the total apartment units in the Project to
qualify for LIHTC, unless such failure is the result of Force Majeure or unless
such failure is cured within 120 days after the end of the six-month period.
(b) Written notice of the removal for cause of the General Partner
shall be served by the Class A Special Limited Partner or the Limited Partner,
or both of them, upon the General Partner either by certified or by registered
mail, return receipt requested, or by personal service. Such notice shall set
forth the reasons for the removal, if any, shall provide the General Partner
thirty (30) days to cure the reason for removal and set forth the date upon
which the removal is to become effective in the event such cure is not effected.
(c) Upon receipt of such notice of removal for cause, the General
Partner shall cause an accounting to be prepared covering the transactions of
the Partnership from the end of the previous fiscal year through the date of
receipt of such notice, and thereafter it shall not sell or dispose of
Partnership assets under any circumstances. The accounting shall be completed by
the effective date of the removal and shall be in sufficient detail to
accurately and fully reflect the earnings or losses for the period and the
financial condition of the Partnership. If the General Partner fails to cause
the accounting to be prepared within 30 days of receipt of the notice of removal
for cause then the Limited Partner may cause the accounting to be prepared. The
expenses of the accounting shall be borne by the General Partner.
Section 13.3 Effects of a Withdrawal. In the event of a Withdrawal, the
entire Interest of the Withdrawing General Partner shall immediately and
automatically terminate on the effective date of such Withdrawal, and such
General Partner shall immediately cease to be a General Partner, shall have no
further right to participate in the management or operation of the Partnership
or the Project or to receive any allocations or Distributions from the
Partnership or any other funds or assets of the Partnership, except as
specifically set forth below. In the event of a Withdrawal, any or all executory
contracts, including but not limited to the Management Agreement, between the
Partnership and the Withdrawing General Partner or its Affiliates may be
terminated by the Partnership, with the Consent of the Class A Special Limited
Partner, upon written notice to the party so terminated.
Furthermore, notwithstanding such Withdrawal, the Withdrawing General
Partner shall be and shall remain, liable as a General Partner for all
liabilities and obligations incurred by the Partnership or by the General
Partner prior to the effective date of the Withdrawal, or which may arise upon
such Withdrawal. Any remaining Partner shall have all other rights and remedies
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against the Withdrawing General Partner as provided by law or under this
Agreement.
The General Partner agrees that in the event of its Withdrawal it will
indemnify and hold the Limited Partner and the Class A Special Limited Partner
harmless from and against all losses, costs and expenses incurred in connection
with the Withdrawal, including, without limitation, all legal fees and other
expenses of the Limited Partner and the Class A Special Limited Partner in
connection with the transaction.
The following additional provisions shall apply in the event of a
Withdrawal.
(a) In the event of a Withdrawal which is not an Involuntary
Withdrawal, the Withdrawing General Partner shall have no further right to
receive any future allocations or Distributions from the Partnership or any
other funds or assets of the Partnership, nor shall it be entitled to receive or
to be paid by the Partnership any further payments of fees (including fees which
have been earned but are unpaid) or to be paid any amount for its former
Interest. From and after the effective date of such Withdrawal, the former
rights of the Withdrawing General Partner to receive or to be paid such
allocations, Distributions, funds, assets, fees or repayments shall be assigned
to the other General Partner or General Partners (which may include the Class A
Special Limited Partner), or if there is no other general partner of the
Partnership at that time, to the Class A Special Limited Partner.
(b) In the event of an Involuntary Withdrawal, except as provided in
Section 13.3(b)(3) below, the Withdrawing General Partner shall have no further
right to receive any future allocations or Distributions from the Partnership or
any other funds or assets of the Partnership, provided that accrued and payable
fees (i.e., fees earned but unpaid as of the date of Withdrawal) owed to the
Withdrawing General Partner, and any outstanding loans of the Withdrawing
General Partner to the Partnership, shall be paid to the Withdrawing General
Partner in the manner and at the times such fees and loans would have been paid
had the Withdrawing General Partner not Withdrawn. The Interest of the General
Partner shall be purchased as follows.
(1) If the Involuntary Withdrawal arises from removal for
cause as set forth in Section 13.2(a) hereof, the Withdrawn General Partner
shall be entitled to receive as its sole compensation for its Interest in the
Partnership an amount equal to its positive Capital Account balance determined
as of the effective date of the removal, if any, payable upon the dissolution
and termination of the Partnership after all of the Partners have been
distributed the positive balances in their Capital Accounts.
(2) If the Involuntary Withdrawal does not arise from removal
for cause under Section 13.2(a) hereof, and if the Partnership is to be
continued with one or more remaining or successor General Partner(s), the
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Partnership, with the Consent of the Class A Special Limited Partner, may, but
is not obligated to, purchase the Interest of the Withdrawing General Partner in
Partnership allocations, Distributions and capital. The purchase price of such
Interest shall be its Fair Market Value as determined by agreement between the
Withdrawing General Partner and the Class A Special Limited Partner, or, if they
cannot agree, by arbitration in accordance with the then current rules of the
American Arbitration Association. The cost of such arbitration shall be borne
equally by the Withdrawing General Partner and the Partnership. The purchase
price shall be paid by the Partnership by delivering to the General Partner or
its representative the Partnership's non-interest bearing unsecured promissory
note payable, if at all, upon liquidation of the Partnership in accordance with
Section 11.2(b). The note shall also provide that the Partnership may prepay all
or any part thereof without penalty.
(3) If the Involuntary Withdrawal does not arise from removal
for cause under Section 13.2(a) hereof, and if the Partnership is to be
continued with one or more remaining or successor General Partner(s), and if the
Partnership does not purchase the Interest of the Withdrawing General Partner in
Partnership allocations, Distributions and capital, then the Withdrawing General
Partner shall retain its Interest in such items, but such Interest shall be held
as a Class A Special Limited Partner.
Section 13.4 Successor General Partner. Upon the occurrence of an event
giving rise to a Withdrawal of a General Partner, any remaining General Partner,
or, if there be no remaining General Partner, the Withdrawing General Partner or
its legal representative, shall promptly notify the Class A Special Limited
Partner of such Withdrawal (the "Withdrawal Notice"). Whether or not the
Withdrawal Notice shall have been sent as provided herein, the Class A Special
Limited Partner shall have the right to become a successor General Partner (and
to become the successor managing General Partner if the Withdrawing General
Partner was previously the managing General Partner). In order to effectuate the
provisions of this Section 13.4 and the continuance of the Partnership, the
Withdrawal of a General Partner shall not be effective until the expiration of
120 days from the date on which occurred the event giving rise to the
Withdrawal, unless the Class A Special Limited Partner shall have elected to
become a successor General Partner as provided herein prior to expiration of
such 120-day period, whereupon the Withdrawal of the General Partner shall be
deemed effective upon the notification of all the other Partners by the Class A
Special Limited Partner of such election.
Section 13.5 Admission of Additional or Successor General Partner. No
Person shall be admitted as an additional or successor General Partner unless
(a) such Person shall have agreed to become a General Partner by a written
instrument which shall include the acceptance and adoption of this Agreement;
(b) the Consent of the Class A Special Limited Partner to the admission of such
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Person as a substitute General Partner, which consent may be withheld in the
discretion of the Class A Special Limited Partner, shall have been given; and
(c) such Person shall have executed and acknowledged any other instruments which
the Class A Special Limited Partner shall reasonably deem necessary or
appropriate to affect the admission of such Person as a substitute General
Partner. If the foregoing conditions are satisfied, this Agreement shall be
amended in accordance with the provisions of the Act, and all other steps shall
be taken which are reasonably necessary to effect the Withdrawal of the
Withdrawing General Partner and the substitution of the successor General
Partner. Nothing contained herein shall reduce the Limited Partner's Interest or
the Class A Special Limited Partner's Interest in the Partnership.
Section 13.6 Transfer of Interest. Except as otherwise provided herein,
the General Partner may not Withdraw from the Partnership, or enter into any
agreement as the result of which any Person shall become interested in the
Partnership, without the Consent of the Class A Special Limited Partner.
Section 13.7 No Goodwill Value. At no time during continuation of the
Partnership shall any value ever be placed on the Partnership name, or the right
to its use, or to the goodwill appertaining to the Partnership or its business,
either as among the Partners or for the purpose of determining the value of any
Interest, nor shall the legal representatives of any Partner have any right to
claim any such value. In the event of a termination and dissolution of the
Partnership as provided in this Agreement, neither the Partnership name, nor the
right to its use, nor the same goodwill, if any, shall be considered as an asset
of the Partnership, and no valuation shall be put thereon for the purpose of
liquidation or distribution, or for any other purpose whatsoever.
ARTICLE XIV
BOOKS AND ACCOUNTS, REPORTS,
TAX RETURNS, FISCAL YEAR AND BANKING
Section 14.1 Books and Accounts.
(a) The General Partner shall cause the Partnership to keep and
maintain at its principal executive office full and complete books and records
which shall include each of the following:
(1) a current list of the full name and last known business or
residence address of each Partner set forth in alphabetical order together with
the Capital Contribution and the share in Income and Losses of each Partner;
(2) a copy of the Certificate of Limited Partnership and all
certificates of amendment thereto, together with executed copies of any powers
of attorney pursuant to which any certificate has been executed;
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(3) copies of the Partnership's federal, state and local
income tax information returns and reports, if any, for the six most recent
taxable years;
(4) copies of the original of this Agreement and all
amendments thereto;
(5) financial statements of the Partnership for the six most
recent fiscal years; and
(6) the Partnership's books and records for at least the
current and past three fiscal years.
(b) Upon the request of the Limited Partner or the Class B Special
Limited Partner, the General Partner shall promptly deliver to the Limited
Partner or the Class B Special Limited Partner, at the expense of the
Partnership, a copy of the information set forth in Section 14.1(a) above. The
Limited Partner or the Class B Special Limited Partner shall have the right upon
reasonable request and during normal business hours to inspect and copy any of
the foregoing, or any of the other books and records of the Partnership or the
Project at its own expense.
Section 14.2 Accounting Reports.
(a) By March 1 of each calendar year the General Partner shall provide
to the Limited Partner, the Class B Special Limited Partner and the Class A
Special Limited Partner all tax information necessary for the preparation of
their federal and state income tax returns and other tax returns with regard to
the jurisdiction(s) in which the Partnership is formed and in which the Project
is located.
(b) By March 10 of each calendar year the General Partner shall send to
the Limited Partner, the Class B Special Limited Partner and the Class A Special
Limited Partner: (1) a balance sheet as of the end of such fiscal year and
statements of income, Partners' equity and changes in cash flow for such fiscal
year prepared in accordance with generally accepted accounting principles and
accompanied by an auditor's report containing an opinion of the Partnership's
Accountants; (2) a report (which need not be audited) of any Distributions made
at any time during the fiscal year, separately identifying Distributions from
Net Operating Income for the fiscal year, Net Operating Income for prior years,
Sale or Refinancing Proceeds, and reserves; and (3) a report setting forth the
amount of all fees and other compensation and Distributions and reimbursed
expenses paid by the Partnership for the fiscal year to the General Partner or
Affiliates of the General Partner and the services performed in consideration
therefor, which report shall be verified by the Partnership's Accountants, with
the method of verification to include, at a minimum, a review of the time
records of individual employees, the costs of whose services were reimbursed,
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and a review of the specific nature of the work performed by each such employee,
all in accordance with generally accepted auditing standards and, accordingly,
including such tests of the accounting records and such other auditing
procedures as the Accountants consider appropriate in the circumstances.
(c) Within 60 days after the end of each fiscal quarter in which a Sale
or Refinancing of the Project occurs, the General Partner shall send to the
Limited Partner, the Class B Special Limited Partner and the Class A Special
Limited Partner a report as to the nature of the Sale or Refinancing and as to
the Income and Losses for tax purposes and proceeds arising from the Sale or
Refinancing.
Section 14.3 Other Reports. The General Partner shall
provide to the Limited Partner, the Class B Special Limited Partner and the
Class A Special Limited Partner the following reports.
(a) During construction, a copy of the construction schedule and any
updates to the construction schedule; and by the twentieth day of each month a
copy of the previous month's Construction Loan draw request and the inspecting
architect's application and certification of payment (AIA Document G702, or
similar form acceptable to the Limited Partner).
(b) During the rent-up phase, and continuing until the end of the first
six-month period during which the Project has a sustained occupancy of 90% or
better, by the twenty-fifth day of each month within such period a copy of the
previous month's rent roll (through the last day of the month) and a tenant
LIHTC compliance worksheet on the Management Agent's form, which will be similar
to the monthly initial tenant certification worksheet included in Exhibit "H"
attached hereto and incorporated herein by this reference.
(c) A quarterly tax credit compliance report on the Management Agent's
form, which will be similar to the worksheet included in Exhibit "H" due on or
before April 30 of each year for the first quarter, July 31 of each year for the
second quarter, October 31 of each year for the third quarter and January 31 of
each year for the fourth quarter. In order to verify the reliability of the
information being provided on the compliance report the Limited Partner may
request a small sampling of tenant files to be provided. The sampling will
include, but not be limited to, copies of tenant applications, certifications
and third party verifications used to qualify tenants. If any inaccuracies are
found to exist on the tax credit compliance report or any items of noncompliance
are discovered then the sampling will be expanded as determined by the Limited
Partner.
(d) By September 15 of each year, an estimate of LIHTC for that year.
(e) If the Project receives a reservation of LIHTC in one year but will
not complete the construction and rent-up until a later year, the General
Partner will provide to the Limited Partner by December 31 of the year during
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which the reservation is received an audited cost certification together with
the Accountant's work papers verifying that the Partnership has expended the
requisite 10% of the reasonably expected cost basis to meet the carryover test
provisions of Section 42 of the Code. Furthermore, if materials and supplies are
purchased to meet the 10% requirement then the General Partner shall provide,
satisfactory evidence to the Limited Partner that title to the materials and
supplies pass to the Partnership and that the Partnership bears the risk of loss
of the materials and supplies.
(f) During the Compliance Period, no later than thirty (30) after any
such certification is filed, copies of any certifications which the Partnership
must furnish to federal or state governmental authorities administering the Tax
Credit program including, but not limited to, copies of all annual tenant
recertifications required under Section 42 of the Code.
(g) A quarterly report on operations, on the Management Agent's form,
which will be similar to the form attached hereto as Exhibit "H", due on or
before April 30 of each year for the first quarter of operations, July 31 of
each year for the second quarter of operations, October 31 of each year for the
third quarter of operations and January 31 of each year for the fourth quarter
of operations which shall include, but is not limited to, an unaudited income
statement showing all activity in the reserve accounts required to be maintained
pursuant to Section VIII of this Agreement, statement of income and expenses,
balance sheet, rent roll as of the end of each calendar quarter of each year,
and third party verification of current utility allowance.
(h) By the annual renewal date each and every year, an executed
original or certified copy of each and every Insurance policy or certificate
required by the terms of this Agreement.
(i) Within sixty (60) days after the payment date of the real estate
property taxes each and every year verification that the same has been paid in
full.
(j) Within seventy-five (75) days of the end of the General Partner's
fiscal year the General Partner's updated financial statement of the previous
year.
(k) On or before November 15th of each calendar year, a copy of the
following year's proposed operating budget. Each such budget shall contain an
amount required for reserves in accordance with Article VIII and for the payment
of real estate taxes, insurance, debt service and other payments. Such budget
shall only be adopted with the Consent of the Class A Special Limited Partner.
(l) Notice of the occurrence, or of the likelihood of occurrence, of
any event which has had a material adverse effect upon the Project or the
Partnership, including, but not limited to, any breach of any of the
representations and warranties set forth in Section 9.11 of this Agreement, and
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any inability of the Partnership to meet its cash obligations as they become
payable, within ten days after the occurrence of such event.
Section 14.4 Late Reports. If the General Partner does not fulfill its
obligations under Sections 14.2(a) within the time periods set forth therein,
the General Partner, using its own funds, shall pay as damages the sum of $100
per day (plus interest at the rate established by Section 6.3 of this Agreement)
to the Limited Partner until such obligations shall have been fulfilled. If the
General Partner shall so fail to pay, the General Partner and its Affiliates
shall forthwith cease to be entitled to any fees hereunder (other than the
Development Fee) and/or to the payment of any Cash Flow from Operations or fees
referenced in Section 11.1 of this Agreement or Sale or Refinancing Proceeds to
which the General Partner may otherwise be entitled hereunder. Payments of fees
and Distributions shall be restored only upon payment of such damages in full.
If the General Partner does not fulfill its obligations under Section 14.2 (b)
and Section 14.3 within 10 days of receiving written notice by the Limited
Partner, then the General Partner and their Affiliates shall forthwith cease to
be entitled to any fees and Cash Flow from Operations referenced in Section 11.1
of this Agreement and to any Sale or Refinancing Proceeds to which they may
otherwise be entitled hereunder. Such payments of fees and Cash Flow from
Operations referenced in Section 11.1 of this Agreement and Sale and Refinancing
Proceeds shall be restored only upon delivery of such documents.
Section 14.5 Annual Site Visits. On an annual basis a representative of
the Limited Partner, at the Limited Partner's expense, will conduct a site visit
during normal business hours which will include, in part, an inspection of the
property, a review of the office and tenant files and an interview with the
property manager. The Limited Partner may, in its sole discretion, cancel all or
any part of the annual site visit.
Section 14.6 Tax Returns. The General Partner shall cause income tax
returns for the Partnership to be prepared and timely filed with the appropriate
federal, state and local taxing authorities.
Section 14.7 Fiscal Year. The fiscal year of the Partnership shall be
the calendar year or such other period as may be approved by the Internal
Revenue Service for federal income tax purposes.
Section 14.8 Banking. All funds of the Partnership shall be deposited
in a separate bank account or accounts as shall be determined by the General
Partner. All withdrawals therefrom shall be made upon checks signed by the
General Partner or by any person authorized to do so by the General Partner. The
General Partner shall provide to any Partner who requests same the name and
address of the financial institution, the account number and other relevant
information regarding any Partnership bank account.
Section 14.9 Certificates and Elections.
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(a) The General Partner shall file the First Year Certificate within 90
days following the close of the taxable year during which Completion of
Construction occurs and thereafter shall timely file any certificates which the
Partnership must furnish to federal or state governmental authorities
administering the Tax Credit programs under Section 42 of the Code.
(b) The General Partner, with the Consent of the Class A Special
Limited Partner, may, but is not required to, cause the Partnership to make or
revoke the election referred to in Section 754 of the Code, as amended, or any
similar provisions enacted in lieu thereof.
ARTICLE XV
DISSOLUTION, WINDING UP, TERMINATION
AND LIQUIDATION OF THE PARTNERSHIP
Section 15.1 Dissolution of Partnership. The Partnership shall be dissolved
upon the expiration of its term or the earlier occurrence of any of the
following events.
(a) The effective date of the Withdrawal or removal of the General
Partner, unless (1) at the time there is at least one other General Partner
(which may be the Class A Special Limited Partner if it elects to serve as
successor General Partner under Section 13.4 hereof) who will continue as
General Partner, or (2) within 120 days after the occurrence of any such event
the Limited Partner elects to continue the business of the Partnership.
(b) The sale of the Project and the receipt in cash of the full amount
of the proceeds of such sale.
Notwithstanding the foregoing, however, in no event shall the
Partnership terminate prior to the expiration of its term if such termination
would result in a violation of the Mortgage or any other agreement with or rule
or regulation of MHDC to which the Partnership is subject.
Section 15.2 Return of Capital Contribution upon Dissolution. Except as
provided in Sections 7.3 and 7.4 of this Agreement, which provide for a
reduction or refund of the Limited Partner's Capital Contribution under certain
circumstances, and which shall represent the personal obligation of the General
Partner, as well as the obligation of the Partnership, each Partner shall look
solely to the assets of the Partnership for all Distributions with respect to
the Partnership (including the return of its Capital Contribution) and shall
have no recourse therefor (upon dissolution or otherwise) against any General
Partner. No Partner shall have any right to demand property other than money
upon dissolution and termination of the Partnership, and the Partnership is
prohibited from such a distribution of property absent the Consent of the Class
A Special Limited Partner.
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Section 15.3 Distributions of Assets. Upon a dissolution of the
Partnership, the General Partner (or, if there is no General Partner then
remaining, such other Person(s) designated as the liquidator of the Partnership
by the Class A Special Limited Partner or by the court in a judicial
dissolution) shall take full account of the Partnership assets and liabilities
and shall liquidate the assets as promptly as is consistent with obtaining the
fair value thereof.
(a) Upon dissolution and termination, after payment of, or adequate
provision for, the debts and obligations of the Partnership pursuant to Section
11.2(a) through and including 11.2(c), the remaining assets of the Partnership
shall be distributed to the Partners in accordance with Section 11.2, after
taking into account all allocations under Article X hereof.
(b) In the event that a General Partner has a deficit balance in its
Capital Account following the liquidation of the Partnership or its Interest, as
determined after taking into account all Capital Account adjustments for the
Partnership's taxable year in which such liquidation occurs, such General
Partner shall pay to the Partnership the lesser of: (1) the amount necessary to
restore such deficit balance to zero in compliance with Treasury Regulation
Section 1.704-1(b)(2)(ii)(b)(3); and (2) 1.01% of the Capital Contributions less
any prior Capital Contributions made by the General Partner.
The deficit make-up shall be paid by the General Partner by the end of
such taxable year and shall, upon liquidation of the Partnership, be paid to
creditors of the Partnership or distributed to other Partners in accordance with
their positive Capital Account balances. Notwithstanding, if the Class A Special
Limited Partner has become successor General Partner, it shall not be
responsible for any deficit balance in its Capital Account which arose during
the time the former General Partner served as General Partner.
(c) With respect to assets distributed in kind to the Partners in
liquidation or otherwise:
(1) unrealized appreciation or unrealized depreciation in the
values of such assets shall be deemed to be Income and Losses realized by the
Partnership immediately prior to the liquidation or other Distribution event;
and
(2) such Income and Losses shall be allocated to the Partners
in accordance with Section 10.2 hereof, and any property so distributed shall be
treated as a Distribution of an amount in cash equal to the excess of such Fair
Market Value over the outstanding principal balance of and accrued interest on
any debt by which the property is encumbered.
(d) For the purposes of Section 15.3(c), "unrealized appreciation" or
"unrealized depreciation" shall mean the difference between the Fair Market
Value of such assets, taking into account the Fair Market Value of the
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associated financing but subject to Section 7701(g) of the Code, and the
Partnership's adjusted basis in such assets for book purposes. Section 15.3(c)
is merely intended to provide a rule for allocating unrealized Income and Losses
upon liquidation or other Distribution event, and nothing contained in Section
15.3(c) or elsewhere in this Agreement is intended to treat or cause such
Distributions to be treated as sales for value. The Fair Market Value of such
assets shall be determined by an independent appraiser to be selected by the
General Partner with the Consent of the Class A Special Limited Partner.
Section 15.4 Deferral of Liquidation. If at the time of liquidation the
General Partner or other liquidator shall determine that an immediate sale of
part or all of the Partnership assets could cause undue loss to the Partners,
the liquidator may, in order to avoid loss, but only with the Consent of the
Class A Special Limited Partner, either defer liquidation and retain all or a
portion of the assets or distribute all or a portion of the assets to the
Partners in kind. In the event that the liquidator elects to distribute such
assets in kind, the assets shall first be assigned a value (by appraisal by an
independent appraiser) and the unrealized appreciation or depreciation in value
of the assets shall be allocated to the Partners' Capital Accounts, as if such
assets had been sold, in the manner described in Section 10.2, and such assets
shall then be distributed to the Partners as provided herein. In applying the
preceding sentence, the Project shall not be assigned a value less than the
unamortized principal balance of any loan secured thereby.
Section 15.5 Liquidation Statement. Each of the Partners shall be
furnished with a statement prepared or caused to be prepared by the General
Partner or other liquidator, which shall set forth the assets and liabilities of
the Partnership as of the date of complete liquidation. Upon compliance with the
distribution plan as outlined in Sections 15.3 and 15.4, the Limited Partner and
Class A Special Limited Partner shall cease to be such and the General Partner
shall execute, acknowledge and cause to be filed those certificates referenced
in Section 15.6.
Section 15.6 Certificates of Dissolution; Certificate of Cancellation of
Certificate of Limited Partnership.
(a) Upon the dissolution of the Partnership, the General Partner shall
cause to be filed in the office of, and on a form prescribed by the Secretary of
State of the State, a certificate of dissolution. The certificate of dissolution
shall set forth the Partnership's name, the Secretary of State's file number for
the Partnership, the event causing the Partnership's dissolution and the date of
the dissolution.
(b) Upon the completion of the winding up of the Partnership's affairs,
the General Partner shall cause to be filed in the office of, and on a form
prescribed by, the Secretary of State of the State, a certificate of
cancellation of the Certificate of Limited Partnership. The certificate of
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cancellation of the Certificate of Limited Partnership shall set forth the
Partnership's name, the Secretary of State's file number for the Partnership,
and any other information which the General Partner determines to include
therein.
ARTICLE XVI
AMENDMENTS
This Agreement may not be amended by the General Partner absent the
Consent of the Class A Special Limited Partner. Notwithstanding the foregoing,
no amendment shall change the Partnership to a general partnership; extend the
term of the Partnership beyond the date provided for in this Agreement; modify
the limited liability of the Limited Partner, the Class B Special Limited
Partner and the Class A Special Limited Partner; allow the Limited Partner to
take control of the Partnership's business within the meaning of the Act; reduce
or defer the realization of any Partner's interest in allocations,
Distributions, capital or compensation hereunder, or increase any Partner's
obligations hereunder, without the consent of the Partner so affected; or change
the provisions of this Article XVI.
ARTICLE XVII
MISCELLANEOUS
Section 17.1 Voting Rights.
(a) The Limited Partner shall have no right to vote upon any matters
affecting the Partnership, except as provided in this Agreement. Notwithstanding
the foregoing, the Limited Partner may, without the concurrence of the General
Partner:
(1) approve or disapprove, but not initiate, the Sale or
Refinancing of the Project;
(2) remove the General Partner and elect a substitute General
Partner as provided in this Agreement;
(3) elect a successor General Partner upon the Withdrawal of
the General Partner;
(4) approve or disapprove, but not initiate, the dissolution
of the Partnership; or
(5) subject to the provisions of Article XVI hereof, amend
this Agreement.
(b) On any matter where the Limited Partner has the right to vote,
votes may only be cast at a duly called meeting of the Partnership or through
written action without a meeting.
(c) The Class A Special Limited Partner shall have the right to Consent
to those actions or inactions of the Partnership and/or General Partner as
otherwise set forth in this Agreement, and the General Partner is prohibited
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from any action or inaction requiring such Consent unless such Consent has been
obtained.
Section 17.2 Meeting of Partnership. Meetings of the Partnership may be
called either (a) at any time by the General Partner; or (b) upon the General
Partner's receipt of a written or facsimile request from the Limited Partner
setting forth the purpose of such meeting. Within ten days after receipt of the
Limited Partner's written or facsimile request for a meeting, the General
Partner shall provide all Partners with written notice of the meeting (which
shall be by telephone conference, or at the principal place of business of the
Partnership or such other location referenced in the notice) to be held not less
than 15 days nor more than 30 days after receipt of such written or facsimile
request from the Limited Partner, which notice shall specify the time and place
of such meeting and the purpose or purposes thereof. If the General Partner
fails to provide the written notice of the meeting within ten days after receipt
of the Limited Partner's request to hold a meeting, then the Limited Partner may
provide the written notice of the meeting to all the Partners, which notice
shall specify the time and place of such meeting and the purpose or purposes
thereof. All meetings and actions of the Limited Partner shall be governed in
all respects, including matters relating to notice, quorum, adjournment,
proxies, record dates and actions without a meeting, by the applicable
provisions of the Act, as it shall be amended from time to time.
Section 17.3 Notices. Any notice given pursuant to this Agreement may
be served personally on the Partner to be notified, sent by reputable overnight
delivery service, or may be mailed, first class postage prepaid, to the
following address, or to such other address as a party may from time to time
designate in writing:
To the General Partner: East Missouri Action Agency, Inc.
Attention: Robert Fulton
403 Glendale St.
Park Hills, MO 63601-0358
To the Limited Partner: WNC Housing Tax Credit Fund VI, Series 6
c/o WNC & Associates, Inc.
3158 Redhill Ave., Suite 120
Costa Mesa, CA 92626-3416
To the Class A Special
Limited Partner: WNC HOUSING, L.P.
3158 Redhill Ave., Suite 120
Costa Mesa, CA 92626-3416
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To the Class B Special
Limited Partner: Affordable Equity Partners, Inc.
11000 Airport Drive,
Building One, South Wing
Columbia, MO 65203
Section 17.4 Successors and Assigns. All the terms and conditions of
this Agreement shall be binding upon and inure to the benefit of the successors
and assigns of the Partners.
Section 17.5 Recording of Certificate of Limited Partnership. If the
General Partner should deem it advisable to do so, the Partnership shall record
in the office of the County Recorder of the county in which the principal place
of business of the Partnership is located a certified copy of the Certificate of
Limited Partnership, or any amendment thereto, after such Certificate or
amendment has been filed with the Secretary of State of the State.
Section 17.6 Amendment of Certificate of Limited Partnership.
(a) The General Partner shall cause to be filed, within 30 days after
the happening of any of the following events, an amendment to the Certificate of
Limited Partnership reflecting the occurrence of any of the following.
(1) A change in the name of the Partnership.
(2) A change in the address, or the Withdrawal, of a General
Partner, or a change in the address of the agent for service of process, or
appointment of a new agent for service of process.
(3) The admission of a General Partner and that Partner's
address.
(4) The discovery by the General Partner of any false or
erroneous material statement contained in the Certificate of Limited Partnership
or any amendment thereto.
(b) The Certificate of Limited Partnership may also be amended in
conformity with this Agreement at any time in any other respect that the General
Partner determines.
(c) The General Partner shall cause the Certificate of Limited
Partnership to be amended, when required or permitted as aforesaid, by filing a
certificate of amendment thereto in the office of, and on a form prescribed by,
the Secretary of State of the State. The certificate of amendment shall set
forth the Partnership's name, the Secretary of State's file number for the
Partnership and the text of the amendment.
Section 17.7 Counterparts. This Agreement may be executed in one or
more counterparts, each of which shall be deemed an original, and said
counterparts shall constitute but one and the same instrument which may
sufficiently be evidenced by one counterpart.
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Section 17.8 Captions. Captions to and headings of the Articles,
Sections and subsections of this Agreement are solely for the conveniences of
the Partners, are not a part of this Agreement, and shall not be used for the
interpretation or determination of the validity of this Agreement or any
provision hereof.
Section 17.9 Saving Clause. If any provision of this Agreement, or the
application of such provision to any Person or circumstance, shall be held
invalid, the remainder of this Agreement, or the application of such provision
to Persons or circumstances other than those as to which it is held invalid,
shall not be affected thereby.
Section 17.10 Tax Matters Partners. All the Partners hereby agree that
the General Partner shall be the "Tax Matters Partner" pursuant to the Code and
in connection with any audit of the federal income tax returns of the
Partnership; provided, however, that if the General Partner shall withdraw from
the Partnership or become Bankrupt, the Class A Special Limited Partner shall
thereafter be the "Tax Matters Partner". The Class A Special Limited Partner may
not take any actions as Tax Matters Partner which will result in any liability
to the General Partner, including but not limited to liability for Partnership
expenses, without the prior written consent of the General Partner. If the Tax
Matters Partner shall determine to litigate any administrative determination
relating to federal income tax matters, it shall litigate such matter in such
court as the Tax Matters Partner shall decide in its sole discretion. In
discharging its duties and responsibilities, the Tax Matters Partner shall act
as a fiduciary (i) to the Limited Partner (to the exclusion of the other
Partners) insofar as tax matters related to the Tax Credits are concerned, and
(ii) to all of the Partners in other respects. The Limited Partner will make no
claim against the Partnership in respect of any action or omission by the Tax
Matters Partner during such time as the Class A Special Limited Partner acts as
the Tax Matters Partner.
Section 17.11 Number and Gender. All pronouns and any variations
thereof shall be deemed to refer to the masculine, feminine, neuter, singular or
plural as the identity of the Person or Persons may require.
Section 17.12 Entire Agreement. This Agreement constitutes the entire
understanding between the parties with respect to the subject matter hereof and
all prior understandings and agreements between the parties, written or oral,
respecting this transaction are merged in this Agreement.
Section 17.13 Governing Law. This Agreement and its application shall be
governed by the laws of the State.
Section 17.14 Attorney's Fees. If a suit or action is instituted in
connection with an alleged breach of any provision of this Agreement, the
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prevailing party shall be entitled to recover, in addition to costs, such sums
as the court may adjudge reasonable as attorney's fees, including fees on any
appeal.
Section 17.15 Receipt of Correspondence. The Partners agree that the
General Partner shall send to the Limited Partner and the Class A Special
Limited Partner a copy of any correspondence relative to the Project's
noncompliance with the Mortgage, relative to the acceleration of the Mortgage
and/or relative to the disposition of the Project.
Section 17.16 Security Interest and Right of Set-Off. As security for
the performance of the respective obligations to which any Partner may be
subject under this Agreement, the Partnership shall have (and each Partner
hereby grants to the Partnership) a security interest in all funds distributable
to said Partner to the extent of the amount of such obligation.
Section 17.17 Authority Requirements.
(a) The Partnership is authorized to execute a deed of trust note and
deed of trust and security agreement in order to secure a loan to be made by the
MHDC and to execute an MHDC regulatory agreement (MHDC Regulatory Agreement) and
such other documents as may be required by MHDC, or any other lender in
connection with such loan.
(b) upon execution, the MHDC Regulatory Agreement shall be binding upon
the Partnership and all of the partners, whether they become Partners before or
after the execution of such MHDC Regulatory Agreement, and such Regulatory
Agreement shall remain binding upon the Partnership and the Partners so long as
a deed of trust and security agreement on the Partnership property is held by
MHDC or successors or assigns.
(c) Any incoming Partner shall, as a condition of receiving an interest
in the Partnership, agree(s) to be bound by the deed of trust note, the deed of
trust and security agreement, the MHDC Regulatory Agreement and all other
documents required by MHDC, or any lender in connection with such loan to the
same extent and upon the same terms as the other Partners.
(d) Upon dissolution of the Partnership, no title or right to
possession and control of the Partnership property, and no right to collect the
rents therefrom, shall pass to any Partnership or person who is not bound by the
MHDC Regulatory Agreement.
(e) Any other provisions of this Partnership Agreement to the contrary
notwithstanding, so long as the Partnership property is encumbered by the deed
of trust and security agreement held by MHDC or its successor or assign: (1) no
distributions (as that term is defined in the MHDC Regulatory Agreement or
payments to any partner shall be made except as permitted by the terms of the
MHDC Regulatory Agreement; and, (2) the provisions contained in this section
shall not be deleted, amended or modified without prior written consent of MHDC.
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(f) If anything in this Agreement conflicts with the MHDC Regulatory
Agreement, the Regulatory Agreement shall prevail.
(g) the Partnership shall be a single asset, single purpose entity.
Section 17.18 Receipt of MHDC Correspondence. By their signatures
below, the Partners agree that the General Partner shall send to the Limited
Partner a copy of any correspondence relative to the Project's noncompliance
with the Mortgage Note, relative to the acceleration of the Mortgage Note and
relative to the disposition of the Project.
Section 17.19 Liability for Acts and Omissions.
(a) Neither the General Partner nor any Affiliate shall be liable,
responsible or accountable in damages or otherwise to any of the Partners or the
Partnership for any act or omissions performed or omitted by them if they
determined, in good faith, that such action or omission was in the best
interests of the Partnership, and such course of action did not constitute
negligence or misconduct by such Persons.
(b) The Partnership shall not incur the cost of that portion of any
insurance, other than public liability insurance, which insures any party
against any liability as to which such party is herein prohibited from being
indemnified.
(c) The General Partner shall not be required by this Agreement to take
any action requiring the expenditure of funds if Partnership funds are not
available.
IN WITNESS WHEREOF, this Amended and Restated Agreement of Limited
Partnership of Desloge Associates I, L.P., a Missouri limited partnership, is
made and entered into as of the 11th day of December, 1998.
GENERAL PARTNER
East Missouri Action Agency, Inc.
By: /s/ Robert Fulton
Robert Fulton,
Executive Director
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ORIGINAL LIMITED PARTNER
The Lockwood Group, L.L.P.
By: /s/ Kenneth M. Vitor
Kenneth M. Vitor,
Partner
ORIGINAL GENERAL PARTNER
By: /s/ Joseph A. Shepard
Joseph A. Shepard
By: /s/ Kenneth M. Vitor
Kenneth M. Vitor
LIMITED PARTNER
WNC Housing Tax Credit Fund VI, L.P., Series 6
By: WNC Tax Credit Partners VI, L.P.
General Partner
By: WNC & Associates, Inc.
General Partner
By: /s/ David N. Shafer
David N. Shafer,
Senior Vice President
CLASS A SPECIAL LIMITED PARTNER
WNC Housing, L.P.
By: WNC & Associates, Inc.
General Partner
By: /s/ David N. Shafer
David N. Shafer,
Senior Vice President
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CLASS B SPECIAL LIMITED PARTNER
Missouri Affordable Housing Fund IX, L.P.
By: Jeffrey E. Smith Partnerships, L.C.,
General Partner
By: /s/ Pat Bess
Pat Bess,
Vice President
DEVELOPER
Lockwood Development Company, LLC
By: /s/ Kenneth M. Vitor
Kenneth M. Vitor,
President
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EXHIBIT A TO PARTNERSHIP AGREEMENT
LEGAL DESCRIPTION
All that part of U. S. Survey 80, Township 37 North, Range 5 East of the Fifth
Principal Meridian described as follows, to-wit: Beginning at the Northwest
corner of a tract of land conveyed to Benjamin Chang by instrument recorded in
deed book 724 at page 312 of said land records of being the Southwest corner of
said Francis tract from which a recovered 5/8" iron pin bears South 84 degrees
40 minutes 11 seconds West, a distance of 1.14 feet; thence Northwesterly along
the West line of said Francis tract and the East right of way of a county road
commonly called old Bonne Terre Road, North 22 degrees 58 minutes 27 seconds
West, a distance of 83.95 feet; thence departing said right-of-way North 84
degrees 40 minutes 11 seconds East, a distance of 320.00 feet; thence North 5
degrees 19 minutes 49 seconds West, a distance of 160.00 feet; thence North 84
degrees 40 minutes 11 seconds East, a distance of 440.00 feet; thence South 5
degrees 19 minutes 49 seconds East, a distance of 240.00 feet to the South line
of said Francis tract and the North line of said Chang tract; thence Westerly
along the South line of said Francis tract, South 84 degrees 40 minutes 11
seconds West, a distance of 734.56 feet to the point of beginning.
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EXHIBIT B TO PARTNERSHIP AGREEMENT
FORM OF LEGAL OPINION
WNC Housing Tax Credit Fund VI, Series 6
c/o WNC & Associates, Inc.
3158 Redhill Avenue, Suite 120
Costa Mesa, California 92626
RE: Desloge Associates I, L.P.
Ladies and Gentlemen:
You have requested our opinion with respect to certain matters in
connection with the investment by WNC Housing Tax Credit Fund VI, Series 6, a
California limited partnership (the "Limited Partner") in Desloge Associates I,
L.P. (the "Partnership"), a Missouri limited partnership formed to own, develop,
(construct/-rehabilitate) finance and operate an apartment complex for
low-income persons (the "Apartment Complex") in Missouri. The general partner(s)
of the Partnership (is/are) East Missouri Action Agency, Inc., a Missouri
Non-profit Corporation (the "General Partner(s)").
In rendering the opinions stated below, we have examined and relied
upon the following:
(i) [Certificate of Limited Partnership];
(ii) [Agreement of Limited Partnership] (the "Partnership
Agreement");
(iii) A preliminary reservation letter from [State
Allocating Agency] (the "State Agency") dated
_________, 199___ conditionally awarding
$_______________ in Federal tax credits annually for
each of ten years and $_______________ in California
tax credits annually for each of four years for the
Apartment Complex; and
(iv) Such other documents, records and instruments as we
have deemed necessary in order to enable us to render
the opinions referred to in this letter.
For purposes of rendering the opinions stated below we have assumed
that, in those cases in which we have not been involved directly in the
preparation, execution or the filing of a document, that (a) the document
reviewed by us is an original document, or a true and accurate copy of the
original document, and has not been subsequently amended, (b) the signatures on
each original document are genuine, and (c) each party who executed the document
had proper authority and capacity.
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Based on the foregoing we are of the opinion that:
(a) ________________________, one of the General Partners, is a
[corporation/partnership] duly formed and validly existing under the laws of the
State of _____________________ and has full power and authority to enter into
and perform its obligations under the Partnership Agreement.
_____________________, one of the other General Partners, is a
[corporation/partnership] duly formed and validly existing under the laws of the
State of __________________ and has full power and authority to enter into and
perform its obligations under the Partnership Agreement.
(b) The Partnership is a limited partnership duly formed and validly
existing under the laws of the State of Missouri.
(c) The Partnership is validly existing under and subject to the laws
of Missouri with full power and authority to own, develop,
[construct/rehabilitate], finance and operate the Apartment Complex and to
otherwise conduct business under the Partnership Agreement.
(d) Execution of the Partnership Agreement by the General Partner(s)
has been duly and validly authorized by or on behalf of the General Partner(s)
and, having been executed and delivered in accordance with its terms, the
Partnership Agreement constitutes the valid and binding agreement of the General
Partner(s), enforceable in accordance with its terms.
(e) The execution and delivery of the Partnership Agreement by the
General Partner(s) does not conflict with and will not result in a breach of any
of the terms, provisions or conditions of any agreement or instrument known to
counsel to which any of the General Partner(s) or the Partnership is a party or
by which any of them may be bound, or any order, rule, or regulation to be
applicable to any of such parties of any court or governmental body or
administrative agency having jurisdiction over any of such parties or over the
property.
(f) To the best of counsel's knowledge, after due inquiry, there is no
litigation or governmental proceeding pending or threatened against, or
involving the Apartment Complex, the Partnership or any General Partner which
would materially adversely affect the condition (financial or otherwise) or
business of the Apartment Complex, the Partnership or any of the Partners of the
Partnership.
(g) The Limited Partner and the Class A Special Limited Partner have
been admitted to the Partnership as limited partners of the Partnership under
__________ law and are entitled to all of the rights of limited partners under
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the Partnership Agreement. Except as described in the Partnership Agreement, no
person is a partner of or has any legal or equitable interest in the
Partnership, and all former partners of record or known to counsel have validly
withdrawn from the Partnership and have released any claims against the
Partnership arising out of their participation as partners therein.
(h) Liability of the Limited Partner for obligations of the Partnership
is limited to the amount of the Limited Partner's capital contributions required
by the Partnership Agreement.
(i) Neither the General Partner(s) of the Partnership nor the Limited
Partner nor the Class A Special Limited Partner will have any liability for the
Mortgage represented thereby (as those terms are defined in the Partnership
Agreement, and the lender of the Mortgage Loan will look only to its security in
the Apartment Complex for repayment of the Mortgage Loan.
(j) The Partnership owns a fee simple interest in the Apartment
Complex.
(k) The nonprofit General Partner: (i) is described in paragraph (3) or
(4) of Section 501(c) and is exempt from tax under Section 501(a); (ii) is
determined by the State Agency not to be affiliated with or controlled by a
for-profit organization; and (iii) one of the exempt purposes of such non-profit
General Partner includes the fostering of low income housing.
(l) The non-profit General Partner owns an interest in the Project
(directly or through a partnership) and materially participates [within the
meaning of Section 469(h)] in the development and operation of the Project
throughout the tax credit compliance period.
(m) Not more than 90% of the State Agency's tax credit ceiling for the
calendar year in which the carryover allocation is issued and the calendar year
the Apartment Complex is places in service was allocated to projects other than
qualified low-income housing projects described in Internal Revenue Code Section
42(h)(5)(B).
(n) To the best of our actual knowledge and belief, after due inquiry,
the Partnership has obtained all consents, permissions, licenses, approvals, or
orders required by all applicable governmental or regulatory agencies for the
development, [construction/rehabilitation] and operation of the Apartment
Complex, and the Apartment Complex conforms to all applicable Federal, state and
local land use, zoning, health, building and safety laws, ordinances, rules and
regulations.
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(o) The Apartment Complex has obtained a preliminary reservation of low
income housing tax credits ("LIHTC") from the State Agency. The final allocation
of the LIHTC and ultimately eligibility of the Apartment Complex for such final
allocation are subject to a series of requirements which must be met, performed
or achieved at various times prior to and after such final allocation. Assuming
all such requirements are met, performed or achieved at the time or times
provided by applicable laws and regulations, the Apartment Complex will qualify
for LIHTC.
All of the opinions set forth above are qualified to the extent that
the validity of any provision of any agreement may be subject to or affected by
applicable bankruptcy, insolvency, reorganization, moratorium or similar laws
affecting the rights of creditors generally. We do not express any opinion as to
the availability of any equitable or specific remedy upon any breach of any of
the covenants, warranties or other provisions contained in any agreement. We
have not examined, and we express no opinion with respect to, the applicability
of, or liability under, any Federal, state or local law, ordinance or regulation
governing or pertaining to environmental matters, hazardous wastes, toxic
substances or the like.
We express no opinion as to any matter except those set forth above.
These opinions are rendered for use by the Limited Partner and its legal counsel
which will rely on this opinion in connection with federal income tax opinions
to be rendered by that firm. This opinion may not be delivered to or relied upon
by any other person or entity without our express written consent.
Sincerely,
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B-4
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EXHIBIT C TO PARTNERSHIP AGREEMENT
CERTIFICATION AND AGREEMENT
CERTIFICATION AND AGREEMENT made as of the date written below by
Desloge Associates I, L.P., a Missouri limited partnership (the "Partnership");
East Missouri Action Agency, Inc., a Missouri Non-profit Corporation (the
"General Partner"); and The Lockwood Group, L.L.P., a limited liability
partnership (the "Original Limited Partner") for the benefit of WNC Housing Tax
Credit Fund VI, Series 6, a California limited partnership (the "Investment
Partnership"), and WNC & Associates, Inc. ("WNC").
WHEREAS, the Partnership proposes to admit the Investment Partnership
as a limited partner thereof pursuant to an Amended and Restated Agreement of
Limited Partnership of the Partnership (the "Partnership Agreement"), in
accordance with which the Investment Partnership will make substantial capital
contributions to the Partnership; and
WHEREAS, the Investment Partnership and WNC have relied upon certain
information and representations described herein in evaluating the merits of
investment by the Investment Partnership in the Partnership;
NOW, THEREFORE, to induce the Investment Partnership to enter into the
Partnership Agreement and become a limited partner of the Partnership, and for
$1.00 and other good and valuable consideration, the receipt and adequacy of
which are hereby acknowledged, the Partnership, the General Partner and the
Original Limited Partner hereby agree as follows for the benefit of the
Investment Partnership and WNC.
1. Representations, Warranties and Covenants of the Partnership,
the General Partner and the Original
Limited Partner
The Partnership, the General Partner and the Original Limited Partner
jointly and severally represent, warrant and certify to the Investment
Partnership and WNC that, with respect to the Partnership, as of the date
hereof:
1.1 The Partnership is duly organized and in good standing as
a limited partnership pursuant to the laws of the state of its formation with
full power and authority to own its apartment complex (the "Apartment Complex")
and conduct its business; the Partnership, the General Partner and the Original
Limited Partner have the power and authority to enter into and perform this
Certification and Agreement; the execution and delivery of this Certification
and Agreement by the Partnership, the General Partner and the Original Limited
Partner have been duly and validly authorized by all necessary action; the
execution and delivery of this Certification and Agreement, the fulfillment of
its terms and consummation of the transactions contemplated hereunder do not and
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will not conflict with or result in a violation, breach or termination of or
constitute a default under (or would not result in such a conflict, violation,
breach, termination or default with the giving of notice or passage of time or
both) any other agreement, indenture or instrument by which the Partnership or
any General Partner or Original Limited Partner is bound or any law, regulation,
judgment, decree or order applicable to the Partnership or any General Partner
or Original Limited Partner or any of their respective properties; this
Certification and Agreement constitutes the valid and binding agreement of the
Partnership, the General Partner and the Original Limited Partner, enforceable
against each of them in accordance with its terms.
1.2 The General Partner has delivered to the Investment
Partnership, WNC or their affiliates all documents and information which would
be material to a prudent investor in deciding whether to invest in the
Partnership. All factual information provided to the Investment Partnership, WNC
or their affiliates either in writing or orally, did not, at the time given, and
does not, on the date hereof, contain any untrue statement of a material fact or
omit to state a material fact required to be stated therein or necessary to make
the statements therein not misleading in light of the circumstances under which
they are made.
1.3 Each of the representations and warranties contained in
the Partnership Agreement is true and correct as of the date hereof.
1.4 Each of the covenants and agreements of the Partnership
and the General Partner contained in the Partnership Agreement has been duly
performed to the extent that performance of any covenant or agreement is
required on or prior to the date hereof.
1.5 All conditions to admission of the Investment Partnership
as the investment limited partner of the Partnership contained in the
Partnership Agreement have been satisfied.
1.6 No default has occurred and is continuing under the
Partnership Agreement or any of the Project Documents (as such term is defined
in the Partnership Agreement) for the Partnership.
1.7 The Partnership will allocate to the Limited Partner the
Projected Annual Tax Credits, or the Revised Projected Tax Credits, if
applicable.
1.8 The General Partner agrees to take all actions necessary
to claim the Projected Tax Credit, including, without limitation, the filing of
Form(s) 8609 with the Internal Revenue Service.
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1.9 No person or entity other than the Partnership holds any
equity interest in the Apartment Complex.
1.10 The Partnership has the sole responsibility to pay all
maintenance and operating costs, including all taxes levied and all insurance
costs, attributable to the Apartment Complex.
1.11 The Partnership, except to the extent it is protected by
insurance and excluding any risk borne by lenders, bears the sole risk of loss
if the Apartment Complex is destroyed or condemned or there is a diminution in
the value of the Apartment Complex.
1.12 No person or entity except the Partnership has the right
to any proceeds, after payment of all indebtedness, from the sale, refinancing,
or leasing of the Apartment Complex.
1.13 No General Partner is related in any manner to the
Investment Partnership, nor is any General Partner acting as an agent of the
Investment Partnership.
2. Miscellaneous
2.1 This Certification and Agreement is made solely for the
benefit of the Investment Partnership and WNC, and their respective successors
and assignees, and no other person shall acquire or have any right under or by
virtue of this Agreement.
2.2 This Certification and Agreement may be executed in
several counterparts, each of which shall be deemed to be an original, all of
which together shall constitute one and the same instrument.
2.3 Capitalized terms used but not defined in this
Certification Agreement shall have the meanings given to them in the Partnership
Agreement.
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IN WITNESS WHEREOF, this Certificate and Agreement is made and entered
into as of the day of ____________, 1998.
PARTNERSHIP
Desloge Associates I, L.P.
East Missouri Action Agency, Inc.
General Partner
By:
Robert Fulton,
Executive Director
GENERAL PARTNER
East Missouri Action Agency, Inc.
By:
Robert Fulton,
Executive Director
ORIGINAL LIMITED PARTNER
The Lockwood Group, L.L.P.
By:
Joseph A. Shepard,
Partner
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EXHIBIT D TO THE PARTNERSHIP AGREEMENT
GENERAL PARTNER CERTIFICATION
This General Partner Certification is being issued to WNC Housing Tax
Credit Fund VI, Series 6 ("Limited Partner") by East Missouri Action Agency,
Inc., a Missouri Non-profit Corporation, General Partner of Desloge Associates
I, L.P., a Missouri limited partnership ("Partnership") in accordance with
Section 7.2 of the Amended and Restated Agreement of Limited Partnership of the
Partnership ("Partnership Agreement").
Capitalized terms used but not defined in this General Partner
Certification shall have the meanings given to them in the Partnership
Agreement.
WHEREAS, the Limited Partner has made a Capital Contribution to the
Partnership a portion of which has been placed into an escrow account by the
Developer;
WHEREAS, the Partnership Agreement requires the General Partner to
issue this Certification prior to the payment from the escrow account to the
Developer; and
WHEREAS, the Limited Partner shall rely on this Certification in
evaluating the continued merits of its investment in the Partnership;
NOW, THEREFORE, to induce the Limited Partner to authorize payment from
the escrow account, the General Partner represents and warrants to the Limited
Partner that the following are true and correct as of the date written below.
(a) The Partnership is a duly organized limited partnership validly
existing under the laws of the State and has complied with all filing
requirements necessary for the protection of the limited liability of the
Limited Partner and the Class A Special Limited Partner.
(b) The Partnership Agreement and the Project Documents are in full
force and effect and neither the Partnership nor the General Partner is in
breach or violation of any material provisions thereof.
(c) Improvements will be completed in a timely and workerlike manner
substantially in accordance with all applicable requirements of all appropriate
governmental entities and the plans and specifications of the Project, as such
plans and specifications may be changed from time to time with the approval of
Mission Housing Development Commission (MHDC) and any applicable governmental
entities, if such approval shall be required.
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(d) The Project is being operated in accordance with standards and
procedures which are prudent and customary for the operation of properties
similar to the Project.
(e) Additional Improvements on the Project, if any, shall be completed
substantially in conformity with plans and specifications approved by the Class
A Special Limited Partner.
(f) No Partner has or will have any personal liability with respect to
or has or will have personally guaranteed the payment of the Mortgage.
(g) The Partnership is in compliance in all material respects with all
construction and use codes applicable to the Project and is not in violation in
any material respect of any zoning, environmental or similar regulations
applicable to the Project.
(h) All appropriate public utilities, including sanitary and storm
sewers, water, gas and electricity, are currently available and will be
operating properly for all units in the Project at the time of first occupancy
and throughout the term of the Partnership.
(i) The Partnership has obtained Insurance written by an Insurance
Company.
(j) The Partnership owns the fee simple interest in the Project.
(k) The Construction Contract has been entered into between the
Partnership and the Contractor; no other consideration or fee shall be paid to
the Contractor other than amounts set forth in the Construction Contract.
(l) The Partnership will require the Accountant to depreciate 79.9%
of the Improvements over a 40 year term and 20.10% of the Improvements over a
27 1/2 year term.
(m) To the best of the General Partner's knowledge: (1) no Hazardous
Substance has been disposed of, or released to or from, or otherwise now exists
in, on, under or around, the Project and (2) no aboveground or underground
storage tanks are now or have ever been located on or under the Project. The
General Partner will not install or allow to be installed any aboveground or
underground storage tanks on the Project. The General Partner covenants that the
Project shall be kept free of Hazardous Materials and shall not be used to
generate, manufacture, refine, transport, treat, store, handle, dispose of,
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transfer, produce or process Hazardous Materials, except in connection with the
normal maintenance and operation of any portion of the Project. The General
Partner shall comply, or cause there to be compliance, with all applicable
Federal, state and local laws, ordinances, rules and regulations with respect to
Hazardous Materials and shall keep, or cause to be kept, the Project free and
clear of any liens imposed pursuant to such laws, ordinances, rules and
regulations. The General Partner must promptly notify the Limited Partner and
the Class A Special Limited Partner in writing (3) if it knows, or suspects or
believes there may be any Hazardous Substance in or around any part of the
Project, any Improvements constructed on the Project, or the soil, groundwater
or soil vapor, (4) if the General Partner or the Partnership may be subject to
any threatened or pending investigation by any governmental agency under any
law, regulation or ordinance pertaining to any Hazardous Substance, and (5) of
any claim made or threatened by any Person, other than a governmental agency,
against the Partnership or General Partner arising out of or resulting from any
Hazardous Substance being present or released in, on or around any part of the
Project.
(n) The General Partner has not executed and will not execute any
agreements with provisions contradictory to, or in opposition to, the provisions
of this Agreement.
(o) The Partnership will allocate to the Limited Partner the Projected
Annual Tax Credits, or the Revised Projected Tax Credits, if applicable.
(p) No charges, liens or encumbrances exist with respect to the Project
other than those which are created or permitted by the Project Documents or
Mortgage or are noted or excepted in the title policy for the Project.
(q) The buildings on the Project site constitute or shall constitute a
"qualified low-income housing project" as defined in Section 42(g) of the Code,
and as amplified by the Treasury Regulations thereunder. In this connection, not
later than December 31 of the first year in which the Partners elect the LIHTC
to commence in accordance with the Code, the Project will satisfy the Minimum
Set-Aside Test.
(r) All accounts of the Partnership required to be maintained under the
terms of the Project Documents, including, without limitation, any reserves in
accordance with Article VIII hereof, are currently funded to required levels,
including levels required by any authority.
(s) The General Partner has not lent or otherwise advanced any funds to
the Partnership other than its Capital Contribution and the Partnership has no
unsatisfied obligation to make any payments of any kind to the General Partner
or any Affiliate thereof.
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(t) No event has occurred which constitutes a material default under
any of the Project Documents.
(u) No event has occurred which has caused, and the General Partner has
not acted in any manner which will cause (1) the Partnership to be treated for
federal income tax purposes as an association taxable as a corporation, (2) the
Partnership to fail to qualify as a limited partnership under the Act, or (3)
the Limited Partner to be liable for Partnership obligations; provided however,
the General Partner shall not be in breach of this representation if all or a
portion of a Limited Partner's agreed upon Capital Contributions are used to
satisfy the Partnership's obligations to creditors of the Partnership and such
action by the General Partner is otherwise authorized under this Agreement and;
provided further, however, the General Partner shall not be in breach of this
representation if the action causing the Limited Partner to be liable for the
Partnership obligations is undertaken by the Limited Partner.
(v) No event or proceeding, including, but not limited to, any legal
actions or proceedings before any court, commission, administrative body or
other governmental authority, and acts of any governmental authority having
jurisdiction over the zoning or land use laws applicable to the Project, has
occurred the continuing effect of which has: (1) materially or adversely
affected the operation of the Partnership or the Project; (2) materially or
adversely affected the ability of the General Partner to perform its obligations
hereunder or under any other agreement with respect to the Project; or (3)
prevented the completion of construction of the Improvements in substantial
conformity with the Project Documents, other than legal proceedings which have
been bonded against (or as to which other adequate financial security has been
issued) in a manner as to indemnify the Partnership against loss; provided,
however, the foregoing does not apply to matters of general applicability which
would adversely affect the Partnership, the General Partner, Affiliates of the
General Partner or the Project only insofar as they or any of them are part of
the general public.
(w) Neither the Partnership nor the General Partner has any
liabilities, contingent or otherwise, which have not been disclosed in writing
to the Limited Partner and the Class A Special Limited Partner and which in the
aggregate affect the ability of the Limited Partner to obtain the anticipated
benefits of its investment in the Partnership.
(x) The General Partner will not cause the Partnership to make an
election to be treated as a corporation for income tax purposes.
(y) The General Partner or an acceptable guarantor shall have and shall
maintain a net worth equal to at least $1,000,000 computed in accordance with
generally accepted accounting principles.
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(y) The General Partner or an acceptable guarantor shall have and shall
maintain a net worth equal to at least $1,000,000 computed in accordance with
generally accepted accounting principles.
IN WITNESS WHEREOF, the undersigned have set their hands to this
General Partner Certification this day of _________, 1998.
East Missouri Action Agency, Inc.
By:
Robert Fulton,
Executive Director
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EXHIBIT E TO PARTNERSHIP AGREEMENT
FORM OF COMPLETION CERTIFICATE
(to be used when construction completed)
COMPLETION CERTIFICATE
The undersigned, an architect duly licensed and registered in the State of
Missouri, has prepared final working plans and detailed specifications for
Desloge Associates I, L.P., a Missouri limited partnership (the "Partnership"),
in connection with the construction [rehabilitation] of improvements on certain
real property located in Missouri (the "Improvements").
The undersigned hereby certifies (i) that the Improvements have been completed
substantially in accordance with the aforesaid plans and specifications, (ii)
that a permanent certificate of occupancy and all other permits required for the
continued use and occupancy of the Improvements have been issued with respect
thereto by the governmental agencies having jurisdiction thereof, (iii) that the
Improvements are in compliance in all material respects with all requirements
and restrictions of all governmental authorities having jurisdiction over the
Improvements, including, without limitation, all applicable zoning, building,
environmental, fire, and health ordinances, rules and regulations and (iv) that
all contractors, subcontractors and workmen who worked on the Improvements have
been paid in full except for normal retainages and amounts in dispute.
- -----------------------------------
Project Architect
Date: ____________________________
Confirmed by:
- -----------------------------------
General Partner
Date: ____________________________
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EXHIBIT F TO THE PARTNERSHIP
[ACCOUNTANT'S CERTIFICATE]
[Accountant's Letterhead]
_______________, 199____
WNC Housing Tax Credit Fund VI, Series 6
c/o WNC & Associates, Inc.
3158 Redhill Ave., Suite 120
Costa Mesa, California 92626
RE: Partnership
Certification as to Amount
of Eligible Tax Credit Base
Gentlemen:
In connection with the acquisition by WNC Housing Tax Credit Fund VI, Series 6
(the "Limited Partner") of a limited partnership interest in Desloge Associates
I, L.P., a Missouri limited partnership (the "Partnership") which owns a certain
parcel of land located in Missouri and improvements thereon (the "Project"), the
Limited Partner has requested our certification as to the amount of low-income
housing tax credits ("Tax Credits") available with respect to the Project under
Section 42 of the Internal Revenue Code of 1986, as amended (the "Code"). Based
upon our review of [the financial information provided by the Partnership] of
the Partnership, we are prepared to file the Federal information tax return of
the Partnership claiming annual Tax Credits in the amount of $_______________,
which amount is based on an eligible basis (as defined in Section 42(d) of the
Code) of the Project of $________________, a qualified basis (as defined in
Section 42(c) of the Code) of the Project of $_________________ and an
applicable percentage (as defined in Section 42(b) of the Code) of _____%.
Sincerely,
- -------------------------
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EXHIBIT G TO THE PARTNERSHIP AGREEMENT
[CONTRACTOR'S CERTIFICATE]
[Contractor's Letterhead]
_______________, 199____
WNC Housing Tax Credit Fund VI, Series 6
c/o WNC & Associates, Inc.
3158 Redhill Avenue
Suite 120
Costa Mesa, California 92626
Re: Desloge Associates I, L.P.
Dear Ladies and Gentlemen:
The undersigned MACO Construction, Inc., (hereinafter referred to as
"Contractor"), has furnished or has contracted to furnish labor, services and/or
materials (hereinafter collectively referred to as the "Work") in connection
with the improvement of certain real property known as __________________
located in Missouri (hereinafter known as the "Project").
Contractor makes the following representations and warranties regarding Work at
the Project.
o Work on said Project has been performed and completed substantially in
accordance with the plans and specifications for the Project.
o Contractor acknowledges that all amounts owed pursuant to the contract for
Work performed for Desloge Associates I, L.P. is
paid in full.
o Contractor acknowledges that Desloge Associates I, L.P. is not in
violation with terms and conditions of the contractual
documents related to the Project.
o Contractor warrants that all parties who have supplied Work for improvement
of the Project have been paid in full.
o Contractor acknowledges the contract to be paid in full and releases any
lien or right to lien against the above property.
The undersigned has personal knowledge of the matters stated herein and is
authorized and fully qualified to execute this document on behalf of the
Contractor.
(NAME OF COMPANY)
By:_________________________________________
Title:________________________________________
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EXHIBIT H TO THE PARTNERSHIP
REPORT OF OPERATIONS
QUARTER ENDED:____________________________,199X
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LOCAL PARTNERSHIP:
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GENERAL PARTNER:
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FIRM NAME:
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ADDRESS:
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CITY, STATE, ZIP:
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PHONE:
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PROPERTY NAME:
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ADDRESS:
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CITY, STATE, ZIP:
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RESIDENT MANAGER:
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PHONE:
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ACCOUNTANT:
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FIRM:
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ADDRESS:
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CITY, STATE, ZIP:
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PHONE:
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MANAGEMENT COMPANY
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ADDRESS:
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CITY, STATE, ZIP:
- ------------------------------------- -----------------------------------
- ------------------------------------- -----------------------------------
PHONE:
- ------------------------------------- -----------------------------------
- ------------------------------------- -----------------------------------
CONTACT:
- ------------------------------------- -----------------------------------
- -------------------------------------------------------------------------------
OCCUPANCY INFORMATION
A. Number of Units_____ Number of RA Units_____ Number of Section 8 Tenants ____
B. Occupancy for the Quarter has: Increased ____ Decreased_____
Remained the Same _____
C. Number of: Move-Ins ______ Move-Outs __________ % of Occupancy ______
D. Average length of tenant residency: 1-6 months ______ 6-12 months ______
1-3 years ______ Over 4 years_____
E. Number of Basic rent qualified applicants on waiting list: ________
F. If the apartments are less than 90% occupied, please explain why and
describe what efforts are being made to lease-up remaining units.
___________________________________________________________________________
G. On site manager: Full Time__________ Part Time____________.
If part-time, the number of hours per week_____________.
H-1
<PAGE>
OPERATIONAL INFORMATION
Rent Schedule and Increases from Previous Quarter
Number Monthly Rent Rent Increases Effective
of Units Basic / Market Amount Percent Date
1 Bedroom ________ ______________ _________________ ________
2 Bedroom ________ ______________ _________________ ________
3 Bedroom ________ ______________ _________________ ________
PROPOSED MAINTENANCE
Completed Funded by
Type Description or Operations or Amount
Planned Reserves
- ------------------------------------------------------------------------------
Interior Painting
- ------------------------------------------------------------------------------
Exterior Painting
- ------------------------------------------------------------------------------
Siding
- ------------------------------------------------------------------------------
Roofing
- ------------------------------------------------------------------------------
Drainage
- ------------------------------------------------------------------------------
Paving
- ------------------------------------------------------------------------------
Landscaping
- ------------------------------------------------------------------------------
Playground
- ------------------------------------------------------------------------------
Community Room
- ------------------------------------------------------------------------------
Laundry Room
- ------------------------------------------------------------------------------
Common Areas
- ------------------------------------------------------------------------------
Carpet
- ------------------------------------------------------------------------------
Appliances
- ------------------------------------------------------------------------------
Lighting
- ------------------------------------------------------------------------------
Other
- ------------------------------------------------------------------------------
- ------------------------------------------------------------------------------
Please describe in detail any major repairs:
- ------------------------------------------------------------------------------
- ------------------------------------------------------------------------------
- ------------------------------------------------------------------------------
H-2
<PAGE>
CONDITION OF PROPERTY
THE OVERALL APPEARANCE OF THE BUILDING(S) IS:
Excellent Good Fair Bad
THE OVERALL APPEARANCE OF THE GROUNDS IS:
Excellent Good Fair Bad
EXTERIOR CONDITION (Please Check Appropriate Box)
- ------------------------------------------------------------------------------
Type of Condition Excellent Good Fair Problems/Comments
- ------------------------------------------------------------------------------
Signage
- -------------------------------------------------------------------------------
Parking Lots
- -------------------------------------------------------------------------------
Office/Storage
- -------------------------------------------------------------------------------
Equipment
- -------------------------------------------------------------------------------
Community Building
- -------------------------------------------------------------------------------
Laundry Room
- -------------------------------------------------------------------------------
Benches/Playground
- -------------------------------------------------------------------------------
Lawns, Plantings
- -------------------------------------------------------------------------------
Drainage, Erosion
- -------------------------------------------------------------------------------
Carports
- -------------------------------------------------------------------------------
Fences
- -------------------------------------------------------------------------------
Walks/Steps/Guardrails
- -------------------------------------------------------------------------------
Lighting
- -------------------------------------------------------------------------------
Painting
- -------------------------------------------------------------------------------
Walls/Foundation
- -------------------------------------------------------------------------------
Roof/Flashing/Vents
- -------------------------------------------------------------------------------
Gutters/Splashblocks
- -------------------------------------------------------------------------------
Balconies/Patios
- -------------------------------------------------------------------------------
Doors Windows/Screens
- -------------------------------------------------------------------------------
Elevators
- -------------------------------------------------------------------------------
INTERIOR CONDITION
- -------------------------------------------------------------------------------
Stairs
- -------------------------------------------------------------------------------
Flooring
- -------------------------------------------------------------------------------
Doors/Cabinets/Hardware
- -------------------------------------------------------------------------------
Drapes/Blinds
- -------------------------------------------------------------------------------
Interior Painting
- -------------------------------------------------------------------------------
Refrig/Stoves/Sinks
- -------------------------------------------------------------------------------
Bathroom/Tubs/Showers
Toilets
- -------------------------------------------------------------------------------
H-3
<PAGE>
FINANCIAL STATUS
A. Replacement Reserve is: Fully-funded Under-funded Amount
(complete attached schedule)
Tax/Insurance Escrow is: Fully-funded Under-funded Amount
(complete attached schedule)
Property is operating at a: Surplus Deficit Amount
If deficit, General Partner funding? Yes No Amount
Mortgage Payments are: On Schedule Delinquent Amount
Are the taxes current? Yes No
(please provide copy of paid tax bill)
Is the insurance current? Yes No Renewal Date
(please provide copy of yearly renewal)
B. Please note and explain any significant changes in the following:
Administrative Expense Increase Decrease Amount
------------------------------------------------------------------------
------------------------------------------------------------------------
Repairs/Maintenance Expense Increase Decrease Amount
------------------------------------------------------------------------
------------------------------------------------------------------------
Utility Expense Increase Decrease Amount
------------------------------------------------------------------------
------------------------------------------------------------------------
Taxes/Insurance Expense Increase Decrease Amount
------------------------------------------------------------------------
------------------------------------------------------------------------
C. Do you anticipate making a return to owner distribution? Yes No
Explanation:
------------------------------------------------------------------------
------------------------------------------------------------------------
D. Please explain in detail any change in the financial condition:
------------------------------------------------------------------------
------------------------------------------------------------------------
E. Any insurance claims files? Yes______ No______
If yes, please explain:
------------------------------------------------------------------------
------------------------------------------------------------------------
H-4
<PAGE>
SCHEDULE OF RESERVES
Replacement Tax & Insurance Other Total
Beginning Balance:
Deposits:
---------- ----------- ---------- ------- -------
---------- ----------- ---------- ------- -------
---------- ----------- ---------- ------- -------
Total Deposits
----------- ---------- ------- -------
Authorized Disbursements:
Description:
--------- ----------- ---------- ------- -------
--------- ----------- ---------- ------- -------
--------- ----------- ---------- ------- -------
--------- ----------- ---------- ------- -------
--------- ----------- ---------- ------- -------
--------- ----------- ---------- ------- -------
Total Disbursements: ----------- ---------- -------- ------
Ending Balance: (1) ----------- ---------- -------- ------
Required Balance: ----------- ---------- -------- ------
Over/under funding: ----------- ---------- -------- ------
(1) Must agree with amount shown on the balance sheet.
Prepared By: Date:
- -------------------------------------------------------------------------------
Firm: Telephone:
- -------------------------------------------------------------------------------
Reminder: Please include the following documents:
1. Completed Report of Operations
2. Balance Sheet
3. Statement of Income & Expenses
4. Rent roll for quarter ending
5. Tax Credit Compliance Report
H-5
<PAGE>
INITIAL TENANT CERTIFICATIONS
PARTNERSHIP NAME
Fund: Tax Credit Set-Asides Information: Loan/Regulatory Set-Asides:
Property Name: [ ] 20/50 or [ ] 40/60 Election
Address: Does the 51% average apply? [ ] Y [ ] N
Deeper Set-Aside __% @ 50% AMI
County:
Management Company
[ ] Multi-Family Contact Person:
[ ] Elderly
24 Number of Units Phone #
Number of Exempt
Units
LIHTC Project#
- -----------------------------------------------------------------------------
Gross Move-In
Unit First Time Move-In No. of No. in Income Income
No. Tenant Name Date Bdrms Sq. Ft. Set-Aside Unit Move-In Limits
- -------------------------------------------------------------------------------
BIN # Certificate of Occupancy Date:
- -----------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
BIN # Certificate of Occupancy Date:
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
BIN # Certificate of Occupancy Date:
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
<PAGE>
INITIAL TENANT CERTIFICATIONS
PARTNERSHIP NAME
(CONTINUED)
Tenant Tenant
Income Income Asset Unit Rent Tenant Utility
Qualified Verification Verification Rent Subsidy Payment Allowance
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
<PAGE>
INITIAL TENANT CERTIFICATIONS
PARTNERSHIP NAME
(CONTINUED)
Tenant Tenant Overall
Gross Maximum Rent Tenant
Rent Rent Qualified Eligible
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
YES YES
- -------------------------------------------------------------------------------
H-6
<PAGE>
QUARTERLY TAX CREDIT COMPLIANCE REPORT
PROPERTY NAME
Quarter Ending: Tax Credit Set-Asides Information: Loan/Regulatory Set-Asides:
[ ] 20/50 or [ ] 40/60 Election
Does the 51% average apply? [ ] Y [ ] N
Deeper Set-Aside : ( List Details)
County: Allocation: Management Company:
Pre-1990 (Rent based on number of persons) Contact Person:
Elected to change No. Bedrm
Post-1989 (Based on number of Bedroom)
[ ] Multi-Family [ ] Elderly Phone No.
Number of Units
Number of Exempt Units Fax No.
Prepared by:
LIHTC Project#
- -----------------------------------------------------------------------------
Gross Annual
Unit Tenant Move-In No. Of Inc. Set- No. In Annual Income
No. Name Date Bdrms Pct. Aside Unit Income Limits
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
<PAGE>
QUARTERLY TAX CREDIT COMPLIANCE REPORT
PROPERTY NAME
(CONTINUED)
Annual Tenant Less
Recert. Income Income Assets Unit Rent Tenant
Date Qualified Verified Verified Rent Subsidy Payment
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
<PAGE>
Tenant Tenant Overall
Utility Gross Maximum Rent Tenat
Allow. Rent Rent Qualified Eligible
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
- -------------------------------------------------------------------------------
H-7
<PAGE>
Tenant Tax Credit Compliance Audit
Document Transmittal Checklist
Unit Number Property Name Date
Tenant Name Completed By:
Initial _________ Annual________
Check Box for Type of Certification Management Company
This Section For WNC Use Only
Check Documents Being Sent
Received. Reviewed
___Internal Checklist or worksheet
___Initial - Rental Application/Rental Agreement
___Initial - Questionnaire of Income/Assets
___Recertification - Questionnaire of Income/Assets
___Recertification - Addendum to Lease
___Employment Verification
___Employment Termination Verification
___Military Verification
___Verification of Welfare Benefits
___Verification of Social Security Benefits
___Verification of Disability Benefits
___Unemployment Verification
___Verification of Unemployment Compensation
___Verification Worksmen Compensation
___Retirement/Annuities Verification
___Verification of Veterans Pension
___Verification of Child Support
___Verification of Alimony Support
___Disposed of Assets Last 2 yrs.
___Real Estate
___Investment
___Assets Verifications (savings, stocks etc.)
___Trusts/with Current Tax Return
___Lump Sum Settlements
___Notarized Affidavit of Support
___Certification of Handicap
___Notarized Self-Employed-Tax Return
___Notarized statement of no income
___Tenant Certification
- ------------------------------------------------------------------------------
This Section For WNC Use Only
YES NO
Are all required forms completed?
Are all required forms dated?
Did the Manager and Tenant sign all documents?
Third party verification of income completed?
Third party verification of assets completed?
Are verifications completed for all members 18 yrs. and
over?
Did all the members of the household 18 yrs. and
over sign all documents?
Is lease completed with a minimum of six months/ SRO
monthly?
Addendum completed?
Tenant Certification completed?
Are all members of the household full-time students?
Is utility allowance correct?
Is correct income limit being used?
Is correct rent limit being used?
For tenants with no income
Was notarized statement of no income obtained with tax
return?
or Were all sources verified (AFDC, Unemployment,
Soc. Sec., Disability)?
H-8
<PAGE>
TAX CREDIT COMPLIANCE MONITORING:
ANNUAL CERTIFICATION
As General Partner of Desloge Associates I, L.P., I hereby certify as
to the following:
1. Desloge Associates I, L.P. owns a thirty-two (32) unit project
("Project") in Missouri.
2. An annual income certification (including supporting documentation)
has been received from each tenant. The income certification reflects that the
tenant's income meets the income limitation applicable to the Project pursuant
to Section 42(g)(1) of the Internal Revenue Code ("Code").
3. The Project satisfies the requirements of the applicable minimum
set aside test as defined in Section 42(g)(1) of the Code.
4. Each unit within the Project is rent restricted as defined in
Section 42(g)(2)of the Code.
5. Each unit in the Project is available for use by the general public
and not for use on a transient basis.
6. Each building in the Project is suitable for occupancy in accordance
with local health, safety, and building codes.
7. During the preceding calendar year, there had been no change in the
eligible basis, as defined in Section 42(d)of the Code, of any building within
the Project.
8. All common area facilities included in the eligible basis of the
Apartment Complex are provided to the tenants on a comparable basis without a
separate fee to any tenant in the Project.
9. During the preceding calendar year when a unit in the Project became
vacant reasonable attempts were made to rent that unit to tenants whose incomes
met the income limitation applicable to the Project pursuant to Section 42(g)(1)
of the Code and while that unit was vacant no units of comparable or smaller
size were rented to tenants whose income did not meet the income limitation
applicable to the Project pursuant to Section 42(g)(1) of the Code.
10. If the income of a tenant in a unit increased above the limit
allowed in Section 42 (g)(2)(D)(ii), then the next available unit of comparable
or smaller size was rented to tenants whose incomes met the income limitation
applicable to the Project pursuant to Section 42(g)(1) of the Code.
H-9
<PAGE>
IN VERIFICATION OF THE FOREGOING ENCLOSED HEREWITH IS A COPY OF THE ANNUAL
INCOME CERTIFICATION RECEIVED FROM EACH TENANT IN THE PROJECT. UPON REQUEST I
WILL PROVIDE COPIES OF ALL DOCUMENTATION RECEIVED FROM THE TENANT TO SUPPORT
THAT CERTIFICATION.
I declare under penalty of perjury under the law of the State of
Missouri that the foregoing is true and correct.
Executed this day of at , .
- ------------------------------------
H-10
<PAGE>
Calculation of Debt Service Coverage
Month 1 Month 2 Month 3
------------ ------------ ------------
INCOME
Gross Potential Rent
Other Income
Vacancy Loss
------------ ------------ ------------
Adjusted Gross Income
------------ ------------ ------------
OPERATING EXPENSES
Utilities
Maintenance
Management Fee
Administration
Insurance
Real Estate Taxes
Other Expenses
------------ ------------ ------------
Total Operating Expenses
------------ ------------ ------------
Net Operating Income (1)
Accrual adjustments for:
R/E Taxes
Insurance
Tax/ Accounting
Other
Replacement Reserves
============ ============ ============
Income for DSC Calculation
============ ============ ============
------------ ------------ ------------
Stabilized Debt Service
------------ ------------ ------------
------------ ------------ ------------
Debt Service Coverage (2)
------------ ------------ ------------
Please submit this form along with the following supporting
documentation:
Monthly Financial Reports (income statement, balance sheet,
general ledger, accounts receivable aging, and rent rolls)
Operating Budget Copies of bank statements.
(1) This number should reconcile easily with the monthly financial
statements
(2) The ratio between the Income for DSC calculation and
Stabilized Debt Service. As example, a 1.15 DSC means that for
every $1.00 of Stabilized Debt Service required to be paid there
must be $1.15 of Net Operating Income available.
H-11
<PAGE>
GUARANTY AGREEMENT
FOR VALUE RECEIVED, the receipt and sufficiency of which is hereby
acknowledged, and in consideration of the agreement of Lockwood Development
Company, LLC, (the "Developer") to permit deferral of the $246,884 due from
Desloge Associates I, L.P. a Missouri limited partnership ("Debtor") to the
Developer, the undersigned Guarantor(s), hereby unconditionally guaranty the
full and prompt payment when due, whether by acceleration or otherwise of that
certain Developer Fee from Debtor to the Developer, evidenced by the Development
Services Agreement dated October 1, 1998 incorporated herein by this reference.
The foregoing described debt is referred to hereinafter as the "Liabilities" or
"Liability."
The undersigned further agree to pay all expenses paid or incurred by
the Developer in endeavoring to collect the Liabilities, or any part thereof,
and in enforcing the Liabilities or this Guaranty Agreement (including
reasonable attorneys' fees if collected or enforced by law or through an
attorney-at-law). The undersigned hereby represent and warrant that the
extension of credit or other financial accommodations by the Developer to Debtor
will be to the interest and advantage of the undersigned, and acknowledge that
this Guaranty Agreement is a substantial inducement to the Developer to extend
credit to Debtor and that the Developer would not otherwise extend credit to
Debtor.
The Developer may, from time to time, without notice to or consent of
the undersigned, (a) retain or obtain a security interest in any property to
secure any of the Liabilities or any obligation hereunder, (b) retain or obtain
the primary or secondary liability of any party or parties, in addition to the
undersigned, with respect to any of the Liabilities, (c) extend or renew for any
period (whether or not longer than the original period) or alter any of the
Liabilities, (d) release or compromise any Liability of the undersigned
hereunder or any Liability of any other party or parties primarily or
secondarily liable on any of the Liabilities, (e) release, compromise or
subordinate its title or security interest, or any part thereof, if any, in all
or any property now or hereafter securing any of the Liabilities or any
obligation hereunder, and permit any substitution or exchange for any such
property, and (f) resort to the undersigned for payment of any of the
Liabilities, whether or not the Developer shall have resorted to any property
securing any of the Liabilities or any obligation hereunder or shall have
preceded against any other party primarily or secondarily liable on any of the
Liabilities.
The undersigned hereby expressly waive: (a) notice of the existence or
creation of all or any of the Liabilities, (b) notice of any amendment or
modification of any of the instruments or documents evidencing or securing the
Liabilities, (c) presentment, demand, notice of dishonor and protest, (d) all
diligence in collection or protection of or realization upon the Liabilities or
any thereof, any obligation hereunder, or any security for any of the foregoing,
and (e) the right to require the Developer to proceed against Debtor on any of
the Liabilities.
In the event any payment of Debtor to the Developer is held to
constitute a preference under the bankruptcy laws, or if for any other reason
the Developer is required to refund such payment or pay the amount thereof to
any other party, such payment by Debtor to the Developer shall not constitute a
release of Guarantor from any Liability hereunder, but Guarantor agrees to pay
such amount to the Developer upon demand and this Guaranty shall continue to be
effective or shall be reinstated, as the case may be, to the extent of any such
payment or payments.
1
<PAGE>
No delay or failure on the part of the Developer in the exercise of any
right or remedy shall operate as a waiver thereof, and no single or partial
exercise by the Developer of any right or remedy shall preclude other or future
exercise thereof or the exercise of any other right or remedy. No action of the
Developer permitted hereunder shall in any way impair or affect this Guaranty
Agreement. For the purpose of this Guaranty Agreement, the Liabilities of Debtor
to the Developer are guaranteed notwithstanding any right or power of Debtor or
anyone else to assert any claim or defense as to the invalidity or
unenforceability of any such obligation, and no such claim or defense shall
impair or affect the obligations of the undersigned hereunder.
Payment by the Guarantor under this Guaranty Agreement shall be
recorded as a cost overrun and not repayable. It shall be a payment from the
Guarantor to Debtor and, subsequently, as a payment of the Development Fee from
Debtor to Developer.
This Guaranty Agreement shall be binding upon the undersigned, and upon
the legal representatives, heirs, successors and assigns of the undersigned.
This Guaranty Agreement has been made and delivered in the state of
Missouri and shall be construed and governed under Missouri law.
Whenever possible, each provision of the Guaranty Agreement shall be
interpreted in such manner as to be effective and valid under applicable law,
but if any provision of this Guaranty Agreement shall be prohibited by or
invalid under such law, such provision shall be ineffective to the extent of
such prohibition of invalidity, without invalidating the remainder of such
provision or the remaining provisions of this Guaranty Agreement.
No person not a Party to this Agreement is an intended beneficiary of
this Agreement, and no person not a Party to this Agreement shall have any right
to enforce any term of this Agreement.
Whenever the singular or plural number, masculine or feminine or neuter
is used herein, it shall equally include the other where applicable. In the
event this Guaranty Agreement is executed by more than one guarantor, this
Guaranty Agreement and the obligations hereunder are the joint and several
obligation of the undersigned.
Guarantor consents to the jurisdiction of the courts in the State of
Missouri and/or to the jurisdiction and venue of any United States District
Court in the State of Missouri having jurisdiction over any action or judicial
proceeding brought to enforce, construe or interpret this Guaranty. Guarantor
agrees to stipulate in any such proceeding that this Guaranty is to be
considered for all purposes to have been executed and delivered within the
geographical boundaries of the State of Missouri, even if it was, in fact,
executed and delivered elsewhere.
2
<PAGE>
IN WITNESS WHEREOF, the undersigned have hereunto caused
this Guaranty Agreement to be executed as of _______________________, 1998.
Signed, sealed and delivered GUARANTOR:
in the presence of:
____________________________ Lockwood Development Company, LLC
Witness
By: __________________________
____________________________ Joseph A. Shepard,
Notary Public
My Commission Expires:
____________________________ Address for Guarantor:
(NOTARY SEAL) 103 W. Lockwood, Suite 219,
St.Louis, Missouri 63119
3
<PAGE>
CONSTRUCTION AND OPERATING BUDGET
AGREEMENT
This Construction and Operating Budget Agreement ("Agreement") is
entered into as of the date written below by and between Desloge Associates I,
L.P., a Missouri limited Partnership ("Owner"), East Missouri Action Agency,
Inc. ("General Partner"), WNC Housing Tax Credit Fund VI, Series 6, a California
limited Partnership ("Limited Partner") and WNC Housing, L.P., a California
limited Partnership ("Class A Special Limited Partner"). Owner, General Partner,
Limited Partner and Class A Special Limited Partner collectively may be referred
to as the "Parties" or individually may be referred to as a "Party".
RECITALS
A. Owner has acquired 2.99 acres of land in Missouri (the "Real
Property").
B. Owner intends to develop on the Real Property a thirty-two (32) unit
low-income rental housing complex and other related improvements for families,
which is intended to qualify for federal low-income housing tax credits (the
"Project").
C. On the even date herewith a Partnership agreement for Desloge
Associates I, L.P. ("Partnership Agreement") was entered into by and between
East Missouri Action Agency, Inc. as the general partner ("General Partner"),
WNC Housing Tax Credit Fund VI, Series 6 as the limited partner and WNC Housing,
L.P. as the special limited partner (the Partnership Agreement is incorporated
herein by this reference as if the same were reproduced in full and any
capitalized terms not defined in this Agreement shall have the meaning as
defined in the Partnership Agreement).
D. In determining whether to be admitted into Desloge Associates I,
L.P. and contribute funds to the development of the Project, the Limited Partner
and Class A Special Limited Partner performed a due diligence review. Part of
the due diligence review included an analysis of the available sources of funds
to develop the Project, the cost of construction, the anticipated revenues
associated with the rental of the Project apartment units and the expenses
required to operate the Project.
E. The Parties recognize and acknowledge that the final construction
cost determination involves substantial negotiations with lenders, contractors
and governmental authorities.
1
<PAGE>
F. The Parties recognize and acknowledge that a final operating budget
involves substantial negotiations with lenders and governmental authorities.
G. Limited Partner's and Class A Special Limited Partner's decision to
execute the Partnership Agreement is based, in part, on their acceptance of the
sources of funds available to develop the Project, the cost of construction to
build the Project and the operating budget necessary to provide a positive Debt
Service Coverage.
Now Therefore, in consideration of the foregoing recitals and the
mutual promises and undertakings in this Agreement, and for other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Owner and Developer agree as follows.
1. Source of Funds. Attached hereto as Exhibit "A" and incorporated
herein by this reference is the Project Source of Funds. The Source of Funds
have been specified in the Partnership Agreement as the Construction Loan, the
Mortgage, the Capital Contribution of the General Partner, the Capital
Contribution of the Limited Partner and the Capital Contribution of the Class A
Special Limited Partner and Class B Special Limited Partner. Unless expressly
permitted in the Partnership Agreement, Consent of the Class A Special Limited
Partner is required for any change to the Source of Funds.
2. Construction Proforma. Attached hereto as Exhibit "B" and
incorporated herein by this reference is the Construction Proforma. If the
construction costs exceed the sum of the Capital Contributions, the proceeds of
the Mortgage and the Development Fee then the General Partner shall be
responsible for and shall be obligated to pay such deficiencies.
3. Operating Proforma. Attached hereto as Exhibit "C" and incorporated
herein by this reference is the Operating Proforma. The Limited Partner and the
Class A Special Limited Partner underwrote the subject transaction at a 1.10
Debt Service Coverage.
4. Notices. Any notice given pursuant to this Agreement may be served
personally on the Party to be notified, or may be mailed, first class postage
prepaid, to the following address, or to such other address as a party may from
time to time designate in writing:
To the General Partner: East Missouri Action Agency Inc.
403 Glendale St.,
Park Hills, Missouri 63601
2
<PAGE>
To the Limited Partner: WNC Housing Tax Credit Fund VI, Series 6
c/o WNC & Associates, Inc.
3158 Redhill Ave., Suite 120
Costa Mesa, CA 92626-3416
To the Class A Special
Limited Partner: WNC HOUSING, L.P.
3158 Redhill Ave., Suite 120
Costa Mesa, CA 92626-3416
To the Class B Special
Limited Partner: Affordable Equity Partners, Inc.
11000 Airport Drive,
Building One, South Wing
Columbia, MO 65203
5. Successors and Assigns. All the terms and conditions of this
Agreement shall be binding upon and inure to the benefit of the successors and
assigns of the Parties.
6. Counterparts. This Agreement may be executed in one or more
counterparts, each of which shall be deemed an original, and said counterparts
shall constitute but one and the same instrument which may sufficiently be
evidenced by one counterpart.
7. Captions. Captions to and headings of the Sections of this Agreement
are solely for the conveniences of the Parties, are not a part of this
Agreement, and shall not be used for the interpretation or determination of the
validity of this Agreement or any provision hereof.
8. Saving Clause. If any provision of this Agreement, or the
application of such provision to any Person or circumstance, shall be held
invalid, the remainder of this Agreement, or the application of such provision
to Persons or circumstances other than those as to which it is held invalid,
shall not be affected thereby.
9. Governing Law. This Agreement and its application shall be governed
by the laws of Missouri.
10. Attorney's Fees. If a suit or action is instituted in connection
with an alleged breach of any provision of this Agreement, the prevailing party
shall be entitled to recover, in addition to costs, such sums as the court may
adjudge reasonable as attorney's fees, including fees on any appeal.
3
<PAGE>
In Witness Whereof, this Construction and Operating Budget Agreement is
made and entered into as of _________, 1998.
GENERAL PARTNER
East Missouri Action Agency, Inc.
By: ___________________________________
Robert Fulton,
Executive Director
LIMITED PARTNER
WNC Housing Tax Credit Fund VI, Series 6
By: WNC Tax Credit Partners, VI, L.P.
General Partner
By: WNC & ASSOCIATES, INC.
General Partner
By: _________________
David N. Shafer,
Senior Vice President
SPECIAL LIMITED PARTNER
WNC HOUSING, L.P.
By: WNC & ASSOCIATES, INC.
General Partner
By: __________________________
David N. Shafer,
Senior Vice President
4
<PAGE>
EXHIBIT A
TO CONSTRUCTION AND OPERATING BUDGET AGREEMENT
SOURCE OF FUNDS
<PAGE>
EXHIBIT B
TO CONSTRUCTION AND OPERATING BUDGET AGREEMENT
CONSTRUCTION PROFORMA
<PAGE>
EXHIBIT C
TO CONSTRUCTION AND OPERATING BUDGET AGREEMENT
OPERATING PROFORMA
