SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-KSB
Annual Report Under Section 13 or 15(d)
Of The Securities Exchange Act Of 1934
For the Fiscal Year Ended: December 31, 1997
Commission file number: 0-18289
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
(Name of Small Business Issuer in its Charter)
State of Minnesota 41-1622463
(State or other Jurisdiction of (I.R.S. Employer)
Incorporation or Organization) Identification No.)
1300 Minnesota World Trade Center, St. Paul, Minnesota 55101
(Address of Principal Executive Offices)
(612) 227-7333
(Issuer's telephone number)
Securities registered pursuant to Section 12(b) of the Act:
Name of each exchange on
Title of each class which registered
None None
Securities registered pursuant to Section 12(g) of the Act:
Limited Partnership Units
(Title of class)
Check whether the issuer (1) filed all reports required to be
filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the past 12 months (or for such shorter period that
the registrant was required to file such reports), and (2) has
been subject to such filing requirements for the past 90 days.
Yes [X] No
Check if disclosure of delinquent filers in response to Rule 405
of Regulation S-B is not contained in this Form, and no
disclosure will be contained, to the best of the registrant's
knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-KSB or any
amendment to this Form 10-KSB. [X]
The Issuer's revenues for year ended December 31, 1997 were
$1,609,233.
As of February 28, 1998, there were 21,413.28 Units of limited
partnership interest in the registrant outstanding and owned by
nonaffiliates of the registrant, which Units had an aggregate
market value (based solely on the price at which they were sold
since there is no ready market for such Units) of $21,413,280.
DOCUMENTS INCORPORATED BY REFERENCE
The registrant has not incorporated any documents by reference
into this report.
Transitional Small Business Disclosure Format:
Yes No [X]
PART I
ITEM 1. DESCRIPTION OF BUSINESS.
AEI Real Estate Fund XVIII Limited Partnership (the
"Partnership" or the "Registrant") is a limited partnership which
was organized pursuant to the laws of the State of Minnesota on
September 20, 1988. The registrant is comprised of AEI Fund
Management XVIII, Inc. (AFM) as Managing General Partner, Robert
P. Johnson as the Individual General Partner, and purchasers of
partnership units as Limited Partners. The Partnership offered
for sale up to $30,000,000 of limited partnership interests (the
"Units") (30,000 Units at $1,000 per Unit) pursuant to a
registration statement effective December 5, 1988. The
Partnership commenced operations on February 15, 1989 when
minimum subscriptions of 1,500 Limited Partnership Units
($1,500,000) were accepted. The Partnership's offering
terminated December 4, 1990 when the extended offering period
expired. The Partnership received subscriptions for 22,783.05
Limited Partnership Units ($22,783,050).
The Partnership was organized to acquire, initially on a
debt-free basis, existing and newly constructed commercial
properties located in the United States and Canada, to lease such
properties to tenants under triple net leases, to hold such
properties and to eventually sell such properties. From
subscription proceeds, the Partnership purchased twenty-one
properties, including partial interests in five properties,
totaling $18,868,379. The balance of the subscription proceeds
was applied to organization and syndication costs, working
capital reserves and distributions, which represented a return of
capital. The properties are all commercial, single tenant
buildings leased under triple net leases.
The Partnership will hold its properties until the General
Partners determine that the sale or other disposition of the
properties is advantageous in view of the Partnership's
investment objectives. In deciding whether to sell properties,
the General Partners will consider factors such as potential
appreciation, net cash flow and income tax considerations. In
addition, certain lessees have been granted options to purchase
properties after a specified portion of the lease term has
elapsed. It is anticipated that the Partnership will sell its
properties within twelve years after acquisition. Prior to
commencing the liquidation of the Partnership, the General
Partners may reinvest the proceeds from the sale of properties in
additional properties, provided that sufficient proceeds are
distributed to the Limited Partners to pay federal and state
income taxes related to any taxable gain recognized as a result
of the sale. At any time prior to selling the properties, the
Partnership may mortgage one or more of its properties in amounts
not exceeding 50% of the aggregate purchase price of all
Partnership properties.
Leases
Although there are variations in the specific terms of the
leases, the following is a summary of the general terms of the
Partnership's leases. The properties are leased to various
tenants under triple net leases, which are classified as
operating leases. Under a triple net lease, the lessee is
responsible for all real estate taxes, insurance, maintenance,
repairs and operating expenses for the property. The initial
lease terms are for 14 to 20 years. The leases provide for base
annual rental payments, payable in monthly installments, and
contain rent clauses which entitle the Partnership to receive
additional rent in future years based on stated rent increases or
if gross receipts for the property exceed certain specified
amounts, among other conditions.
The leases provide the lessee with two to three five-year
renewal options subject to the same terms and conditions as the
initial lease. Certain lessees have been granted options to
purchase the property. Depending on the lease, the purchase
price is either determined by a formula, or is the greater of the
fair market value of the property or the amount determined by a
formula. In all cases, if the option were to be exercised by the
lessee, the purchase price would be greater than the original
cost of the property.
ITEM 1. DESCRIPTION OF BUSINESS. (Continued)
The Partnership owns a 4.1022% interest in a Sizzler
restaurant in Cincinnati, Ohio, a 93.2478% interest in a Sizzler
restaurant in Springboro, Ohio, and a 100% interest in a Sizzler
restaurant in Fairfield, Ohio. In November, 1993, after
reviewing the lessee's operating results, the Partnership
determined that the lessee would be unable to operate the
restaurants in a manner capable of maximizing the restaurants'
sales. Consequently, at the direction of the Partnership, a
multi-unit restaurant operator assumed operation of the
restaurants while the Partnership reviewed the available options.
In January, 1994 and June, 1994, the Partnership closed the
restaurants in Cincinnati and Springboro, respectively, and
listed them for sale or lease. While the properties are vacant,
the Partnership is responsible for the real estate taxes and
other costs required to maintain the properties.
On July 15, 1994, the Partnership re-leased the Sizzler in
Fairfield to Fairfield Foods, Inc. (Fairfield) under a Lease
Agreement with a primary term of 20 years and annual rental
payments based on a percentage of sales. Fairfield was not able
to profitably operate the restaurant and closed the restaurant.
On January 23, 1997, the Partnership sold its interest in
the Cincinnati restaurant to an unrelated third party. The
Partnership received net sales proceeds of $19,867, which
resulted in a net loss of $31,700, which was recognized as a real
estate impairment in 1996.
In December, 1996, the Partnership, in order to avoid
additional property management expenses, decided to sell the
Sizzler properties in Springboro and Fairfield rather than to
continue to attempt to re-lease the properties. As a result, the
properties were reclassified on the balance sheet to Real Estate
Held for Sale. In addition, based on an analysis of market
conditions in the area, it was determined that a sale of the
properties would result in net proceeds of approximately
$800,000. The Partnership's share of the proceeds would be
approximately $773,000. A charge to operations for real estate
impairment of $1,654,600 ($693,500 for the Springboro Sizzler,
and $961,100 for the Fairfield Sizzler) was recognized in the
fourth quarter of 1996, which is the difference between book
value at December 31, 1996 of $2,427,600 ($1,066,500 for the
Springboro Sizzler and $1,361,100 for the Fairfield Sizzler) and
the estimated market value of $773,000 ($373,000 for the
Springboro Sizzler and $400,000 for the Fairfield Sizzler). The
charge was recorded against the cost of the land, building and
equipment.
On September 22, 1997, the Partnership sold the Sizzler
restaurant in Fairfield, Ohio to an unrelated third party. The
Partnership received net sale proceeds of $528,476, which is in
excess of the book value of the property after the recognition of
the real estate impairment. As a result, the Partnership
recognized a net gain of $128,498.
In August, 1995, the lessee of the two Rally's properties
filed for reorganization. After reviewing the operating results
of the lessee, the Partnership agreed to amend the Leases of the
two properties. Effective December 1, 1995, the Partnership
amended the Leases to reduce the annual base rent from $47,498
and $48,392 to $15,000 for each property. The Partnership could
receive additional rent in the future equal to 6.75% of the
amount by which gross receipts exceed $275,000. In 1997, the
Leases, as amended, were confirmed as part of the reorganization
plan. The lessee has agreed to pay all pre-petition and post-
petition rents due of $75,775 and the Partnership's related
administrative and legal expenses. However, due to the
uncertainty of collection, the Partnership has not accrued any of
these amounts for financial reporting purposes.
ITEM 1. DESCRIPTION OF BUSINESS. (Continued)
As of December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value of the
Rally's properties was approximately $270,000. In the fourth
quarter of 1997, a charge to operations for real estate
impairment of $220,500 was recognized, which is the difference
between the book value at December 31, 1997 of $490,500 and the
estimated fair value of $270,000. The charge was recorded
against the cost of the building and equipment.
In February, 1996, the Partnership called a letter of
credit for $109,393 related to the Taco Cabana restaurant in
Brownsville, Texas. The Partnership applied the funds to satisfy
1996 rent income and real estate taxes due and a portion of the
real estate taxes due in 1997. In 1997, the Partnership took
possession of the property and listed it for sale or re-lease.
The Partnership was scheduled to receive, but did not collect,
$115,285 in rent in 1997. This amount was not accrued for
financial reporting purposes. While the property is being sold
or re-leased, the Partnership is responsible for real estate
taxes and other costs required to maintain the property.
As of December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value of the
Brownsville property was approximately $466,600. In the fourth
quarter of 1997, a charge to operations for real estate
impairment of $239,600 was recognized, which is the difference
between the book value at December 31, 1997 of $706,200 and the
estimated fair value of $466,600. The charge was recorded
against the cost of the land and building.
On July 6, 1995, the Partnership sold the Cheddar's
restaurant in Columbus, Ohio, to the lessee. The Partnership
received net sale proceeds of $1,259,320, which resulted in a net
gain of $105,291. At the time of sale, the cost and related
accumulated depreciation was $1,306,191 and $152,162,
respectively.
On September 1, 1995, the Partnership sold the Applebee's
restaurant in Memphis, Tennessee, to the lessee. The Partnership
received net sale proceeds of $1,444,822, which resulted in a net
gain of $465,562. At the time of sale, the cost and related
accumulated depreciation was $1,126,919 and $147,659,
respectively.
The Partnership used the majority of the proceeds from the
two property sales in 1995 to purchase two properties in 1996, as
discussed below. The remainder of the proceeds from these sales
were distributed to the Partners in 1995 and 1996.
On April 10, 1996, the Partnership purchased an 85.0%
interest in a Tractor Supply Company in Bristol, Virginia for
$1,094,367. The property is leased to Tractor Supply Company
under a Lease Agreement with a primary term of 14 years and
annual rental payments of $116,686. The remaining interest in
the property was purchased by the Individual General Partner of
the Partnership.
On August 29, 1996, the Partnership purchased a 32.2%
interest in a Champps Americana restaurant in Columbus, Ohio for
$826,070. The property is leased to Americana Dining Corporation
under a Lease Agreement with a primary term of 20 years and
annual rental payments of $90,834. The remaining interest in the
property was purchased by AEI Income & Growth Fund XXI Limited
Partnership, an affiliate of the Partnership.
On May 10, 1996, the Partnership sold the Taco Cabana
restaurant in New Braunfels, Texas to an unrelated third party.
The Partnership received net sale proceeds of $962,298, which
resulted in a net gain of $254,305. At the time of sale, the
cost and related accumulated depreciation of the property was
$784,045 and $76,052, respectively.
ITEM 1. DESCRIPTION OF BUSINESS. (Continued)
Through December 31, 1997, the Partnership sold 94.1709%
of the Applebee's restaurant in Destin, Florida in seven separate
transactions to unrelated third parties. The Partnership
received total net sale proceeds of $1,413,627 which resulted in
a total net gain of $481,379. The total cost and related
accumulated depreciation of the interests sold was $1,053,565 and
$121,317, respectively. For the years ended December 31, 1997
and 1996, the net gain was $320,171 and $124,583, respectively.
Through December 31, 1997, the Partnership sold 90.6301%
of a Taco Cabana restaurant in San Antonio, Texas in seven
separate transactions to unrelated third parties. The
Partnership received total net sale proceeds of $1,520,182 which
resulted in a total net gain of $562,654. The total cost and
related accumulated depreciation of the interests sold was
$1,043,983 and $86,455, respectively. For the years ended
December 31, 1997 and 1996, the net gain was $355,897 and
$206,757, respectively.
Through December 31, 1997, the Partnership sold 77.4842%
of its interest in the Tractor Supply Company in Bristol,
Virginia in seven separate transactions to unrelated third
parties. The Partnership received total net sale proceeds of
$1,189,572 which resulted in a total net gain of $217,301. The
total cost and related accumulated depreciation of the interests
sold was $997,602 and $25,331, respectively. For the years ended
December 31, 1997 and 1996, the net gain was $179,517 and
$37,784, respectively.
During 1997, the Partnership sold 26.0312% of its interest
in the Champps Americana restaurant in Columbus, Ohio in three
separate transactions to unrelated third parties. The
Partnership received total net sale proceeds of $807,777 which
resulted in a total net gain of $151,139. The total cost and
related accumulated depreciation of the interests sold was
$667,813 and $11,175, respectively.
Pursuant to the Partnership Agreement, net sale proceeds
may be reinvested in additional properties until a date five
years after the date on which the offer and sale of Units is
terminated. This period expired on December 4, 1995. In
December, 1996, the Managing General Partner proposed an
Amendment to the Limited Partnership Agreement that would allow
the Partnership to reinvest the majority of the sale proceeds
from the Taco Cabana restaurants, Tractor Supply Company and
subsequent property sales in additional properties. The
Amendment passed with a majority of Units voting in favor of the
Amendment.
On July 30, 1997, the Partnership purchased a Fuddrucker's
restaurant in Thornton, Colorado for $1,405,771. The property is
leased to Fuddrucker's, Inc. under a Lease Agreement with a
primary term of 20 years and annual rental payments of $148,387.
On December 23, 1997, the Partnership purchased a 23.95%
interest in a parcel of land in Troy, Michigan for $361,889. The
land is leased to Champps Entertainment, Inc. (Champps) under a
Lease Agreement with a primary term of 20 years and annual rental
payments of $25,332. Simultaneously with the purchase of the
land, the Partnership entered into a Development Financing
Agreement under which the Partnership will advance funds to
Champps for the construction of a Champps Americana restaurant on
the site. Through December 31, 1997, the Partnership had
advanced $43,208 for the construction of the property and was
charging interest on the advances at a rate of 7%. The
Partnership's share of the total purchase price, including the
cost of the land, will be approximately $1,077,750. After the
construction is complete, the Lease Agreement will be amended to
require annual rental payments of approximately $113,000. The
remaining interests in the property are owned by AEI Real Estate
Fund XV Limited Partnership, AEI Real Estate Fund XVII Limited
Partnership and AEI Net Lease Income & Growth Fund XIX Limited
Partnership, affiliates of the Partnership.
ITEM 1. DESCRIPTION OF BUSINESS. (Continued)
In January, 1998, the Partnership entered into an
agreement to purchase a 45% interest in a Tumbleweed restaurant
in Chillicothe, Ohio. The purchase price will be approximately
$610,650. The property will be leased to Tumbleweed, LLC under a
Lease Agreement with a primary term of 15 years and annual rental
payments of approximately $62,600.
Major Tenants
During 1997, three of the Partnership's lessees each
contributed more than ten percent of the Partnership's total
rental revenue. The major tenants in aggregate contributed 72%
of the Partnership's total rental revenue in 1997. It is
anticipated that, based on the minimum rental payments required
under the leases, each major tenant will continue to contribute
more than ten percent of the Partnership's total rental revenue
in 1998 and future years. Any failure of these major tenants
could materially affect the Partnership's net income and cash
distributions.
Competition
The Partnership is a minor factor in the commercial real
estate business. There are numerous entities engaged in the
commercial real estate business which have greater financial
resources than the Partnership. At the time the Partnership
elects to dispose of its properties, the Partnership will be in
competition with other persons and entities to find buyers for
its properties.
Employees
The Partnership has no direct employees. Management
services are performed for the Partnership by AEI Fund
Management, Inc., an affiliate of AFM.
Year 2000
AEI Fund Management, Inc. (AEI) performs all management
services for the Partnership. AEI is currently analyzing its
computer hardware and software systems to determine what, if any,
resources need to be dedicated regarding Year 2000 issues. The
Partnership does not anticipate any significant operational
impact or incurring material costs as a result of AEI becoming
Year 2000 compliant.
ITEM 2. DESCRIPTION OF PROPERTIES.
Investment Objectives
The Partnership's investment objectives were to acquire
existing or newly-developed commercial properties throughout the
United States and Canada that offer the potential for (i)
preservation and protection of the Partnership's capital; (ii)
partially tax-deferred cash distributions from operations which
may increase through rent participation clauses or mandated rent
increases; and (iii) long-term capital gains through appreciation
in value of the Partnership's properties realized upon sale. The
Partnership does not have a policy, and there is no limitation,
as to the amount or percentage of assets that may be invested in
any one property. However, to the extent possible, the General
Partners attempt to diversify the type and location of the
Partnership's properties.
ITEM 2. DESCRIPTION OF PROPERTIES. (Continued)
Description of Properties
The Partnership's properties are all commercial, single
tenant buildings. All the properties were acquired on a debt-
free basis and are leased to various tenants under triple net
leases, which are classified as operating leases. The
Partnership holds an undivided fee simple interest in the
properties. At any time prior to selling the properties, the
Partnership may mortgage one or more of its properties in amounts
not exceeding 50% of the aggregate purchase price of all
Partnership properties.
The Partnership's properties are subject to the general
competitive conditions incident to the ownership of single tenant
investment real estate. Since each property is leased under a
long-term lease, there is little competition until the
Partnership decides to sell the property. At this time, the
Partnership will be competing with other real estate owners, on
both a national and local level, in attempting to find buyers for
the properties. In the event of a tenant default, the
Partnership would be competing with other real estate owners, who
have property vacancies, to attract a new tenant to lease the
property. The Partnership's tenants operate in industries that
are very competitive and can be affected by factors such as
changes in regional or local economies, seasonality and changes
in consumer preference.
The following table is a summary of the properties that
the Partnership acquired and owned as of December 31, 1997.
Total Property Annual Annual
Purchase Acquisition Lease Rent Per
Property Date Costs Lessee Payment Sq. Ft.
Children's World Children's World
Daycare Center Learning
Phoenix, AZ 9/29/89 $ 883,486 Centers, Inc. $112,946 $ 14.94
Pasta Fair Restaurant Pasta Fair of
Belleview, FL 4/11/90 $ 932,862 Belleview, Inc. $ 60,000 $ 9.84
Children's World Children's World
Daycare Center Learning
Blue Springs, MO 6/27/90 $ 791,271 Centers, Inc. $ 96,081 $ 12.01
Sizzler Restaurant
Springboro, OH
(93.2478%) 8/24/90 $1,310,561 (1)
Children's World Children's World
Daycare Center Learning
Lenexa, KS 9/13/90 $ 983,527 Centers, Inc. $119,955 $ 14.97
Taco Cabana Restaurant Texas Taco
San Antonio, TX 12/29/90 $1,406,426 Cabana L.P. $197,764 $ 72.23
Cheddar's Restaurant Heartland
Clive, IA 1/22/91 $1,392,248 Restaurant Corp. $202,777 $ 28.16
ITEM 2. DESCRIPTION OF PROPERTIES. (Continued)
Total Property Annual Annual
Purchase Acquisition Lease Rent Per
Property Date Costs Lessee Payment Sq. Ft.
Children's World Children's World
Daycare Center Learning
Westerville, OH 6/21/91 $ 990,261 Centers, Inc. $118,863 $ 14.89
Taco Cabana Restaurant
San Antonio, TX Texas Taco
(9.3699%) 7/19/91 $ 107,933 Cabana L.P. $ 15,499 $ 36.96
Taco Cabana Restaurant
Brownsville, TX 8/9/91 $ 799,938 (2)
Applebee's Restaurant
Destin, FL
(5.8291%) 11/1/91 $ 65,215 T.S.S.O., Inc. $ 8,615 $ 30.72
Children's World Children's World
Daycare Center Learning
Columbus, OH 8/10/92 $1,019,202 Centers, Inc. $124,260 $ 14.06
Rally's Restaurant Red Line San
San Antonio, TX 12/7/92 $ 303,640 Antonio One, LTD $ 15,000 $ 25.51
Rally's Restaurant Red Line San
San Antonio, TX 12/7/92 $ 308,997 Antonio One, LTD $ 15,000 $ 25.51
Applebee's Restaurant Southland Restaurant
Slidell, LA Development
(27%) 5/5/93 $ 280,018 Company, L.L.C. $ 41,161 $ 33.28
HomeTown Buffet Restaurant
Tucson, AZ JB's
(24%) 6/16/93 $ 303,733 Restaurants, Inc. $ 40,957 $ 17.75
Tractor Supply Company Store
Bristol, VA Tractor Supply
(7.5158%) 4/10/96 $ 96,765 Company $ 10,317 $ 7.32
Champps Restaurant Americana
Columbus, OH Dining
(6.1688%) 8/29/96 $ 158,257 Corporation $ 17,402 $ 34.53
ITEM 2. DESCRIPTION OF PROPERTIES. (Continued)
Total Property Annual Annual
Purchase Acquisition Lease Rent Per
Property Date Costs Lessee Payment Sq. Ft.
Fuddrucker's Restaurant
Thornton, CO 7/30/97 $1,405,771 Fuddrucker's, Inc. $148,387 $ 29.81
Champps Americana
Restaurant
Troy, MI Champps
(land only) (3) Entertainment,
(23.95%) 12/23/97 $ 361,889 Inc. $ 25,332 $ .96
(1)The property is vacant and listed for sale.
(2)The property is vacant and listed for sale or lease.
(3)Restaurant is under construction as of December 31, 1997.
The properties listed above with a partial ownership
percentage are owned with affiliates of the Partnership and/or
unrelated third parties. The remaining interest in the Sizzler
restaurant is owned by AEI Real Estate Fund 86-A Limited
Partnership. The remaining interest in the Applebee's restaurant
in Slidell, Louisiana is owned by AEI Real Estate fund XVI
Limited Partnership. The remaining interests in the HomeTown
Buffet restaurant are owned by AEI Net Lease Income & Growth Fund
XIX Limited Partnership, AEI Institutional Net Lease Fund '93
Limited Partnership and an unrelated third party. The remaining
interests in the Champps restaurant in Columbus, Ohio are owned
by AEI Income & Growth Fund XXI Limited Partnership and unrelated
third parties. The remaining interests in the Taco Cabana
restaurant in San Antonio, Texas, the Applebee's restaurant in
Destin, Florida, and the Tractor Supply Company store are owned
by unrelated third parties. The remaining interests in the
Champps restaurant in Troy, Michigan are owned by AEI Real Estate
Fund XV Limited Partnership, AEI Real Estate Fund XVII Limited
Partnership and AEI Net Lease Income & Growth Fund XIX Limited
Partnership.
The Partnership accounts for properties owned as tenants-
in-common with affiliated Partnerships and/or unrelated third
parties using the proportionate consolidation method. Each
tenant-in-common owns a separate, undivided interest in the
properties. Any tenant-in-common that holds more than a 50%
interest does not control decisions over the other tenant-in-
common interests. The financial statements reflect only this
Partnership's percentage share of the properties' land, building
and equipment, liabilities, revenues and expenses.
The initial Lease terms are for 20 years except for the
Taco Cabana restaurants in San Antonio, Texas, the Rally's
restaurants, and the Children's World daycare centers, which have
Lease terms of 15 years and the Tractor Supply Company store,
which has a Lease term of 14 years. The Leases have renewal
options which may extend the Lease term an additional 10 years,
except for the Champps Americana, Applebee's in Slidell,
Louisiana, Fuddrucker's and Rally's restaurants which have
renewal options that may extend the Lease term an additional 15
years.
Pursuant to the Lease Agreements, the tenants are required
to provide proof of adequate insurance coverage on the properties
they occupy. The General Partners believe the properties are
adequately covered by insurance and consider the properties to be
well-maintained and sufficient for the Partnership's operations.
ITEM 2. DESCRIPTION OF PROPERTIES. (Continued)
For tax purposes, the Partnership's properties are
depreciated under the Modified Accelerated Cost Recovery System
(MACRS). The largest depreciable component of a property is the
building which is depreciated, using the straight-line method,
over 31.5 years or 39 years depending on the date when it was
placed in service. The remaining depreciable components of a
property are personal property and land improvements which are
depreciated, using an accelerated method, over 5 and 15 years,
respectively. Since the Partnership has tax-exempt Partners, the
Partnership is subject to the rules of Section 168(h)(6) of the
Internal Revenue Code which requires a percentage of the
properties' depreciable components to be depreciated over longer
lives using the straight-line method. In general the federal tax
basis of the properties for tax depreciation purposes is the same
as the basis for book depreciation purposes except for properties
whose book value was reduced by a real estate impairment loss
pursuant to Financial Accounting Standards Board Statement No.
121, "Accounting for the Impairment of Long-Lived Assets and for
Long-Lived Assets to be Disposed of." The real estate impairment
loss, which was recorded against the book cost of the land and
depreciable property, was not recognized for tax purposes.
During the last five years, or since the date of purchase
if purchased after December 31, 1992, all properties were 100
percent occupied by the lessees noted, with the exception of the
Sizzler property, which was 100 percent occupied until June, 1994
and the Taco Cabana restaurant in Brownsville, Texas which was
100% occupied until January, 1997 and have been vacant since
those dates.
ITEM 3. LEGAL PROCEEDINGS.
None.
ITEM 4. SUBMISSION OF MATTERS TO A VOTE OF SECURITY HOLDERS.
None.
PART II
ITEM 5. MARKET FOR THE REGISTRANT'S PARTNERSHIP UNITS AND
RELATED SECURITY HOLDER MATTERS.
As of December 31, 1997, there were 1,601 holders of
record of the registrant's Limited Partnership Units. There is
no other class of security outstanding or authorized. The
registrant's Units are not a traded security in any market.
However, the Partnership may purchase Units from Limited Partners
who have tendered their Units to the Partnership. Such Units may
be acquired at a discount. The Partnership is not obligated to
purchase in any year more than 5% of the total number of Units
outstanding at the beginning of the year. In no event shall the
Partnership be obligated to purchase Units if, in the sole
discretion of the Managing General Partner, such purchase would
impair the capital or operation of the Partnership.
During 1997, seventeen Limited Partners redeemed a total
of 277.1 Partnership Units for $192,912 in accordance with the
Partnership Agreement. In prior years, a total of sixty-one
Limited Partners redeemed 1,018.42 Partnership Units for $835,859
in accordance with the Partnership Agreement. The redemptions
increase the remaining Limited Partners' ownership interest in
the Partnership.
ITEM 5. MARKET FOR THE REGISTRANT'S PARTNERSHIP UNITS AND
RELATED SECURITY HOLDER MATTERS. (Continued)
Cash distributions of $13,307 and $15,703 were made to the
General Partners and $1,124,461 and $1,321,421 were made to the
Limited Partners in 1997 and 1996, respectively. The
distributions were made on a quarterly basis and represent Net
Cash Flow, as defined, except as discussed below. These
distributions should not be compared with dividends paid on
capital stock by corporations.
As part of the Limited Partner distributions discussed
above, the Partnership distributed $103,771 and $368,643 of
proceeds from property sales in 1997 and 1996, respectively. The
distributions reduced the Limited Partners' Adjusted Capital
Contributions.
ITEM 6. MANAGEMENT'S DISCUSSION AND ANALYSIS.
Results of Operations
For the years ended December 31, 1997 and 1996, the
Partnership recognized rental income of $1,418,118 and
$1,621,285, respectively. During the same periods, the
Partnership earned investment income of $191,115 and $103,442,
respectively. In 1997, rental income decreased mainly as a
result of the property sales and Brownsville Taco Cabana
situation discussed below. The decrease in rental income was
partially offset by rental income received from four property
acquisitions in 1997 and 1996, rent increases on eleven
properties and additional investment income earned on the net
proceeds from the property sales.
The Partnership owns a 4.1022% interest in a Sizzler
restaurant in Cincinnati, Ohio, a 93.2478% interest in a Sizzler
restaurant in Springboro, Ohio, and a 100% interest in a Sizzler
restaurant in Fairfield, Ohio. In November, 1993, after
reviewing the lessee's operating results, the Partnership
determined that the lessee would be unable to operate the
restaurants in a manner capable of maximizing the restaurants'
sales. Consequently, at the direction of the Partnership, a
multi-unit restaurant operator assumed operation of the
restaurants while the Partnership reviewed the available options.
In January, 1994 and June, 1994, the Partnership closed the
restaurants in Cincinnati and Springboro, respectively, and
listed them for sale or lease. While the properties are vacant,
the Partnership is responsible for the real estate taxes and
other costs required to maintain the properties.
On July 15, 1994, the Partnership re-leased the Sizzler in
Fairfield to Fairfield Foods, Inc. (Fairfield) under a Lease
Agreement with a primary term of 20 years and annual rental
payments based on a percentage of sales. Fairfield was not able
to profitably operate the restaurant and closed the restaurant.
No rents were collected from the Sizzler restaurants in
1997 and 1996. The total amount of rent not collected in 1997
and 1996 was $339,093 and $396,541, respectively, for the three
properties. These amounts were not accrued for financial
reporting purposes.
On January 23, 1997, the Partnership sold its interest in
the Cincinnati restaurant to an unrelated third party. The
Partnership received net sales proceeds of $19,867, which
resulted in a net loss of $31,700, which was recognized as a real
estate impairment in 1996.
ITEM 6. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
In December, 1996, the Partnership, in order to avoid
additional property management expenses, decided to sell the
Sizzler properties in Springboro and Fairfield rather than to
continue to attempt to re-lease the properties. As a result, the
properties were reclassified on the balance sheet to Real Estate
Held for Sale. In addition, based on an analysis of market
conditions in the area, it was determined that a sale of the
properties would result in net proceeds of approximately
$800,000. The Partnership's share of the proceeds would be
approximately $773,000. A charge to operations for real estate
impairment of $1,654,600 ($693,500 for the Springboro Sizzler,
and $961,100 for the Fairfield Sizzler) was recognized in the
fourth quarter of 1996, which is the difference between book
value at December31, 1996 of $2,427,600 ($1,066,500 for the
Springboro Sizzler and $1,361,100 for the Fairfield Sizzler) and
the estimated market value of $773,000 ($373,000 for the
Springboro Sizzler and $400,000 for the Fairfield Sizzler). The
charge was recorded against the cost of the land, building and
equipment.
On September 22, 1997, the Partnership sold the Sizzler
restaurant in Fairfield, Ohio to an unrelated third party. The
Partnership received net sale proceeds of $528,476, which is in
excess of the book value of the property after the recognition of
the real estate impairment. As a result, the Partnership
recognized a net gain of $128,498.
In August, 1995, the lessee of the two Rally's properties
filed for reorganization. After reviewing the operating results
of the lessee, the Partnership agreed to amend the Leases of the
two properties. Effective December 1, 1995, the Partnership
amended the Leases to reduce the annual base rent from $47,498
and $48,392 to $15,000 for each property. The Partnership could
receive additional rent in the future equal to 6.75% of the
amount by which gross receipts exceed $275,000. In 1997, the
Leases, as amended, were confirmed as part of the reorganization
plan. The lessee has agreed to pay all pre-petition and post-
petition rents due of $75,775 and the Partnership's related
administrative and legal expenses. However, due to the
uncertainty of collection, the Partnership has not accrued any of
these amounts for financial reporting purposes.
As of December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value of the
Rally's properties was approximately $270,000. In the fourth
quarter of 1997, a charge to operations for real estate
impairment of $220,500 was recognized, which is the difference
between the book value at December 31, 1997 of $490,500 and the
estimated fair value of $270,000. The charge was recorded
against the cost of the building and equipment.
In February, 1996, the Partnership called a letter of
credit for $109,393 related to the Taco Cabana restaurant in
Brownsville, Texas. The Partnership applied the funds to satisfy
1996 rent income and real estate taxes due and a portion of the
real estate taxes due in 1997. In 1997, the Partnership took
possession of the property and listed it for sale or re-lease.
The Partnership was scheduled to receive, but did not collect,
$115,285 in rent in 1997. This amount was not accrued for
financial reporting purposes. While the property is being sold
or re-leased, the Partnership is responsible for real estate
taxes and other costs required to maintain the property.
As of December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value of the
Brownsville property was approximately $466,600. In the fourth
quarter of 1997, a charge to operations for real estate
impairment of $239,600 was recognized, which is the difference
between the book value at December 31, 1997 of $706,200 and the
estimated fair value of $466,600. The charge was recorded
against the cost of the land and building.
ITEM 6. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
During the years ended December 31, 1997 and 1996, the
Partnership paid Partnership administration expenses to
affiliated parties of $249,520 and $247,414, respectively. These
administration expenses include costs associated with the
management of the properties, processing distributions, reporting
requirements and correspondence to the Limited Partners. During
the same periods, the Partnership incurred Partnership
administration and property management expenses from unrelated
parties of $98,128 and $190,019, respectively. These expenses
represent direct payments to third parties for legal and filing
fees, direct administrative costs, outside audit and accounting
costs, taxes, insurance and other property costs. The decrease
in these expenses in 1997, when compared to 1996, is the result
of expenses incurred in 1996 related to the Sizzler situation
discussed above.
As of December 31, 1997, the Partnership's annualized cash
distribution rate was 6.1%, based on the Adjusted Capital
Contribution. Distributions of Net Cash Flow to the General
Partners were subordinated to the Limited Partners as required in
the Partnership Agreement. As a result, 99% of distributions
were allocated to Limited Partners and 1% to the General
Partners.
Inflation has had a minimal effect on income from
operations. It is expected that increases in sales volumes of
the tenants due to inflation and real sales growth, will result
in an increase in rental income over the term of the Leases.
Inflation also may cause the Partnership's real estate to
appreciate in value. However, inflation and changing prices may
also have an adverse impact on the operating margins of the
properties' tenants which could impair their ability to pay rent
and subsequently reduce the Partnership's Net Cash Flow available
for distributions.
AEI Fund Management, Inc. (AEI) performs all management
services for the Partnership. AEI is currently analyzing its
computer hardware and software systems to determine what, if any,
resources need to be dedicated regarding Year 2000 issues. The
Partnership does not anticipate any significant operational
impact or incurring material costs as a result of AEI becoming
Year 2000 compliant.
Liquidity and Capital Resources
During 1997, the Partnership's cash balances increased
$1,853,357 as a result of cash generated from the sale of
property which was partially offset by cash used to purchase
additional properties and distributions made in excess of cash
generated from operating activities. Net cash provided by
operating activities decreased from $1,390,207 in 1996 to
$1,155,326 in 1997 mainly as a result of a decrease in income in
1997 and net timing differences in the collection of payments
from the lessees and the payment of expenses, which were
partially offset by a decrease in expenses in 1997.
The major components of the Partnership's cash flow from
investing activities are investments in real estate and proceeds
from the sale of real estate. In 1997 and 1996, the Partnership
generated cash flow from the sale of real estate of $4,129,390
and $2,201,332, respectively. During the same periods, the
Partnership expended $1,908,049 and $1,911,639, respectively, to
invest in real properties (inclusive of acquisition expenses) as
the Partnership reinvested the cash generated from the property
sales.
The Partnership used the majority of the proceeds from two
property sales in 1995 to purchase two properties in 1996, as
discussed below. The remainder of the proceeds from these sales
were distributed to the Partners in 1995 and 1996.
ITEM 6. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
On April 10, 1996, the Partnership purchased an 85.0%
interest in a Tractor Supply Company in Bristol, Virginia for
$1,094,367. The property is leased to Tractor Supply Company
under a Lease Agreement with a primary term of 14 years and
annual rental payments of $116,686. The remaining interest in
the property was purchased by the Individual General Partner of
the Partnership.
On August 29, 1996, the Partnership purchased a 32.2%
interest in a Champps Americana restaurant in Columbus, Ohio for
$826,070. The property is leased to Americana Dining Corporation
under a Lease Agreement with a primary term of 20 years and
annual rental payments of $90,834. The remaining interest in the
property was purchased by AEI Income & Growth Fund XXI Limited
Partnership, an affiliate of the Partnership.
On May 10, 1996, the Partnership sold the Taco Cabana
restaurant in New Braunfels, Texas to an unrelated third party.
The Partnership received net sale proceeds of $962,298, which
resulted in a net gain of $254,305. At the time of sale, the
cost and related accumulated depreciation of the property was
$784,045 and $76,052, respectively.
Through December 31, 1997, the Partnership sold 94.1709%
of the Applebee's restaurant in Destin, Florida in seven separate
transactions to unrelated third parties. The Partnership
received total net sale proceeds of $1,413,627 which resulted in
a total net gain of $481,379. The total cost and related
accumulated depreciation of the interests sold was $1,053,565 and
$121,317, respectively. For the years ended December 31, 1997
and 1996, the net gain was $320,171 and $124,583, respectively.
Through December 31, 1997, the Partnership sold 90.6301%
of a Taco Cabana restaurant in San Antonio, Texas in seven
separate transactions to unrelated third parties. The
Partnership received total net sale proceeds of $1,520,182 which
resulted in a total net gain of $562,654. The total cost and
related accumulated depreciation of the interests sold was
$1,043,983 and $86,455, respectively. For the years ended
December 31, 1997 and 1996, the net gain was $355,897 and
$206,757, respectively.
Through December 31, 1997, the Partnership sold 77.4842%
of its interest in the Tractor Supply Company in Bristol,
Virginia in seven separate transactions to unrelated third
parties. The Partnership received total net sale proceeds of
$1,189,572 which resulted in a total net gain of $217,301. The
total cost and related accumulated depreciation of the interests
sold was $997,602 and $25,331, respectively. For the years ended
December 31, 1997 and 1996, the net gain was $179,517 and
$37,784, respectively.
During 1997, the Partnership sold 26.0312% of its interest
in the Champps Americana restaurant in Columbus, Ohio in three
separate transactions to unrelated third parties. The
Partnership received total net sale proceeds of $807,777 which
resulted in a total net gain of $151,139. The total cost and
related accumulated depreciation of the interests sold was
$667,813 and $11,175, respectively.
During 1997 and 1996, the Partnership distributed $104,820
and $372,366 of the net sale proceeds to the Limited and General
Partners as part of their regular quarterly distributions, which
represented a return of capital of $4.77 and $16.85 per Limited
Partnership Unit, respectively. The remaining net sale proceeds
will either be reinvested in additional properties or distributed
to the Partners in the future.
ITEM 6. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
Pursuant to the Partnership Agreement, net sale proceeds
may be reinvested in additional properties until a date five
years after the date on which the offer and sale of Units is
terminated. This period expired on December 4, 1995. In
December, 1996, the Managing General Partner proposed an
Amendment to the Limited Partnership Agreement that would allow
the Partnership to reinvest the majority of the sale proceeds
from the Taco Cabana restaurants, Tractor Supply Company and
subsequent property sales in additional properties. The
Amendment passed with a majority of Units voting in favor of the
Amendment.
On July 30, 1997, the Partnership purchased a Fuddrucker's
restaurant in Thornton, Colorado for $1,405,771. The property is
leased to Fuddrucker's, Inc. under a Lease Agreement with a
primary term of 20 years and annual rental payments of $148,387.
On December 23, 1997, the Partnership purchased a 23.95%
interest in a parcel of land in Troy, Michigan for $361,889. The
land is leased to Champps Entertainment, Inc. (Champps) under a
Lease Agreement with a primary term of 20 years and annual rental
payments of $25,332. Simultaneously with the purchase of the
land, the Partnership entered into a Development Financing
Agreement under which the Partnership will advance funds to
Champps for the construction of a Champps Americana restaurant on
the site. Through December 31, 1997, the Partnership had
advanced $43,208 for the construction of the property and was
charging interest on the advances at a rate of 7%. The
Partnership's share of the total purchase price, including the
cost of the land, will be approximately $1,077,750. After the
construction is complete, the Lease Agreement will be amended to
require annual rental payments of approximately $113,000. The
remaining interests in the property are owned by AEI Real Estate
Fund XV Limited Partnership, AEI Real Estate Fund XVII Limited
Partnership and AEI Net Lease Income & Growth Fund XIX Limited
Partnership, affiliates of the Partnership.
In January, 1998, the Partnership entered into an
agreement to purchase a 45% interest in a Tumbleweed restaurant
in Chillicothe, Ohio. The purchase price will be approximately
$610,650. The property will be leased to Tumbleweed, LLC under a
Lease Agreement with a primary term of 15 years and annual rental
payments of approximately $62,600.
The Partnership's primary use of cash flow is distribution
and redemption payments to Partners. The Partnership declares
its regular quarterly distributions before the end of each
quarter and pays the distribution in the first week after the end
of each quarter. The Partnership attempts to maintain a stable
distribution rate from quarter to quarter. Redemption payments
are paid to redeeming Partners in the fourth quarter of each
year. The redemption payments generally are funded with cash
that would normally be paid as part of the regular quarterly
distributions. As a result, total distributions and
distributions payable have fluctuated from year to year due to
cash used to fund redemption payments.
The Partnership may acquire Units from Limited Partners
who have tendered their Units to the Partnership. Such Units may
be acquired at a discount. The Partnership is not obligated to
purchase in any year more than 5% of the number of Units
outstanding at the beginning of the year. In no event shall the
Partnership be obligated to purchase Units if, in the sole
discretion of the Managing General Partner, such purchase would
impair the capital or operation of the Partnership.
ITEM 6. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)
During 1997, seventeen Limited Partners redeemed a total
of 277.1 Partnership Units for $192,912 in accordance with the
Partnership Agreement. The Partnership acquired these Units
using Net Cash Flow from operations. In prior years, a total of
sixty-one Limited Partners redeemed 1,018.42 Partnership Units
for $835,859. The redemptions increase the remaining Limited
Partners' ownership interest in the Partnership.
The continuing rent payments from the properties, together
with cash generated from the property sales, should be adequate
to fund continuing distributions and meet other Partnership
obligations on both a short-term and long-term basis.
Cautionary Statement for Purposes of the "Safe Harbor" Provisions
of the Private Securities Litigation Reform Act of 1995
The foregoing Management's Discussion and Analysis
contains various "forward looking statements" within the meaning
of federal securities laws which represent management's
expectations or beliefs concerning future events, including
statements regarding anticipated application of cash, expected
returns from rental income, growth in revenue, taxation levels,
the sufficiency of cash to meet operating expenses, rates of
distribution, and other matters. These, and other forward
looking statements made by the Partnership, must be evaluated in
the context of a number of factors that may affect the
Partnership's financial condition and results of operations,
including the following:
<bullet> Market and economic conditions which affect the value
of the properties the Partnership owns and the cash
from rental income such properties generate;
<bullet> the federal income tax consequences of rental income,
deductions, gain on sales and other items and the
affects of these consequences for investors;
<bullet> resolution by the General Partners of conflicts with
which they may be confronted;
<bullet> the success of the General Partners of locating
properties with favorable risk return characteristics;
<bullet> the effect of tenant defaults; and
<bullet> the condition of the industries in which the tenants of
properties owned by the Partnership operate.
ITEM 7. FINANCIAL STATEMENTS.
See accompanying index to financial statements.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
INDEX TO FINANCIAL STATEMENTS
Report of Independent Auditors
Balance Sheet as of December 31, 1997 and 1996
Statements for the Years Ended December 31, 1997 and 1996:
Operations
Cash Flows
Changes in Partners' Capital
Notes to Financial Statements
REPORT OF INDEPENDENT AUDITORS
To the Partners:
AEI Real Estate Fund XVIII Limited Partnership
St. Paul, Minnesota
We have audited the accompanying balance sheet of AEI REAL
ESTATE FUND XVIII LIMITED PARTNERSHIP (a Minnesota limited
partnership) as of December 31, 1997 and 1996 and the related
statements of operations, cash flows and changes in partners'
capital for the years then ended. These financial statements are
the responsibility of the Partnership's management. Our
responsibility is to express an opinion on these financial
statements based on our audits.
We conducted our audits in accordance with generally
accepted auditing standards. Those standards require that we
plan and perform the audit to obtain reasonable assurance about
whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the financial
statements. An audit also includes assessing the accounting
principles used and significant estimates made by management, as
well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our
opinion.
In our opinion, the financial statements referred to above
present fairly, in all material respects, the financial position
of AEI Real Estate Fund XVIII Limited Partnership as of
December 31, 1997 and 1996 and the results of its operations and
its cash flows for the years then ended, in conformity with
generally accepted accounting principles.
Minneapolis, Minnesota Boulay, Heutmaker, Zibell & Co. P.L.L.P.
February 4, 1998 Certified Public Accountants
<PAGE>
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
BALANCE SHEET
DECEMBER 31
ASSETS
1997 1996
CURRENT ASSETS:
Cash and Cash Equivalents $ 4,213,283 $ 2,359,926
Receivables 20,547 12,870
----------- -----------
Total Current Assets 4,233,830 2,372,796
----------- -----------
INVESTMENTS IN REAL ESTATE:
Land 3,970,611 4,374,569
Buildings and Equipment 8,160,729 9,198,045
Construction in Progress 43,208 0
Property Acquisition Costs 97,181 0
Accumulated Depreciation (1,853,954) (1,706,567)
----------- -----------
10,417,775 11,866,047
Real Estate Held for Sale 372,980 792,877
----------- -----------
Net Investments in Real Estate 10,790,755 12,658,924
----------- -----------
Total Assets $15,024,585 $15,031,720
=========== ===========
LIABILITIES AND PARTNERS' CAPITAL
CURRENT LIABILITIES:
Payable to AEI Fund Management, Inc. $ 23,780 $ 121,697
Distributions Payable 131,154 323,784
Security Deposit 0 665
Unearned Rent 5,000 5,000
----------- -----------
Total Current Liabilities 159,934 451,146
----------- -----------
PARTNERS' CAPITAL (DEFICIT):
General Partners (46,818) (49,658)
Limited Partners, $1,000 Unit Value;
30,000 Units authorized; 22,783 Issued;
21,487 and 21,764 outstanding in 1997
and 1996, respectively 14,911,469 14,630,232
----------- -----------
Total Partners' Capital 14,864,651 14,580,574
----------- -----------
Total Liabilities and Partners' Capital $15,024,585 $15,031,720
=========== ===========
The accompanying notes to financial statements are an integral
part of this statement.
</PAGE>
<PAGE>
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
STATEMENT OF OPERATIONS
FOR THE YEARS ENDED DECEMBER 3l
1997 1996
INCOME:
Rent $ 1,418,118 $ 1,621,285
Investment Income 191,115 103,442
----------- -----------
Total Income 1,609,233 1,724,727
----------- -----------
EXPENSES:
Partnership Administration - Affiliates 249,520 247,414
Partnership Administration and Property
Management - Unrelated Parties 98,128 190,019
Depreciation 321,950 423,605
Real Estate Impairment 460,100 1,686,300
----------- -----------
Total Expenses 1,129,698 2,547,338
----------- -----------
OPERATING INCOME (LOSS) 479,535 (822,611)
GAIN ON SALE OF REAL ESTATE 1,135,222 623,429
----------- -----------
NET INCOME (LOSS) $ 1,614,757 $ (199,182)
=========== ===========
NET INCOME (LOSS) ALLOCATED:
General Partners $ 16,147 $ (3,984)
Limited Partners 1,598,610 (195,198)
----------- -----------
$ 1,614,757 $ (199,182)
=========== ===========
NET INCOME (LOSS) PER LIMITED PARTNERSHIP UNIT
(21,695 and 21,999 weighted average Units outstanding
in 1997 and 1996, respectively) $ 73.69 $ (8.87)
=========== ===========
The accompanying notes to financial statements are an integral
part of this statement.
</PAGE>
<PAGE>
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
STATEMENT OF CASH FLOWS
FOR THE YEARS ENDED DECEMBER 3l
1997 1996
CASH FLOWS FROM OPERATING ACTIVITIES:
Net Income (Loss) $ 1,614,757 $ (199,182)
Adjustments To Reconcile Net Income (Loss)
To Net Cash Provided By Operating Activities:
Depreciation 321,950 423,605
Real Estate Impairment 460,100 1,686,300
Gain on Sale of Real Estate (1,135,222) (623,429)
(Increase) Decrease in Receivables (7,677) 30,519
Increase (Decrease) in Payable to
AEI Fund Management, Inc. (97,917) 71,729
Increase (Decrease) in Security Deposit (665) 665
----------- -----------
Total Adjustments (459,431) 1,589,389
----------- -----------
Net Cash Provided By
Operating Activities 1,155,326 1,390,207
----------- -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
Investments in Real Estate (1,908,049) (1,911,639)
Proceeds from Sale of Real Estate 4,129,390 2,201,332
----------- -----------
Net Cash Provided By
Investing Activities 2,221,341 289,693
----------- -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
Decrease in Distributions Payable (192,630) (82,597)
Distributions to Partners (1,135,819) (1,334,769)
Redemption Payments (194,861) (235,582)
----------- -----------
Net Cash Used For
Financing Activities (1,523,310) (1,652,948)
----------- -----------
NET INCREASE IN CASH AND CASH EQUIVALENTS 1,853,357 26,952
CASH AND CASH EQUIVALENTS, beginning of period 2,359,926 2,332,974
----------- -----------
CASH AND CASH EQUIVALENTS, end of period $ 4,213,283 $ 2,359,926
=========== ===========
SUPPLEMENTAL DISCLOSURE OF NONCASH
INVESTING AND FINANCING ACTIVITIES:
Reclassification of minority interest and
investments in real estate due to use of the
proportionate consolidation method $ 0 $ 76,319
=========== ===========
The accompanying notes to financial statements are an integral
part of this statement.
</PAGE>
<PAGE>
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
STATEMENT OF CHANGES IN PARTNERS' CAPITAL
FOR THE YEARS ENDED DECEMBER 3l
Limited
Partnership
General Limited Units
Partners Partners Total Outstanding
BALANCE, December 31, 1995 $ (29,971) $16,380,078 $16,350,107 22,077.80
Distributions (13,348) (1,321,421) (1,334,769)
Redemption Payments (2,355) (233,227) (235,582) (313.42)
Net Loss (3,984) (195,198) (199,182)
--------- ----------- ----------- -----------
BALANCE, December 31, 1996 (49,658) 14,630,232 14,580,574 21,764.38
Distributions (11,358) (1,124,461) (1,135,819)
Redemption Payments (1,949) (192,912) (194,861) (277.10)
Net Income 16,147 1,598,610 1,614,757
--------- ----------- ----------- -----------
BALANCE, December 31, 1997 $ (46,818) $14,911,469 $14,864,651 21,487.28
========= =========== =========== ===========
The accompanying notes to financial statements are an integral
part of this statement.
</PAGE>
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(1) Organization -
AEI Real Estate Fund XVIII Limited Partnership (Partnership)
was formed to acquire and lease commercial properties to
operating tenants. The Partnership's operations are managed
by AEI Fund Management XVIII, Inc. (AFM), the Managing
General Partner of the Partnership. Robert P. Johnson, the
President and sole shareholder of AFM, serves as the
Individual General Partner of the Partnership. An affiliate
of AFM, AEI Fund Management, Inc. (AEI), performs the
administrative and operating functions for the Partnership.
The terms of the Partnership offering call for a
subscription price of $1,000 per Limited Partnership Unit,
payable on acceptance of the offer. The Partnership
commenced operations on February 15, 1989 when minimum
subscriptions of 1,500 Limited Partnership Units
($1,500,000) were accepted. The Partnership's offering
terminated December 4, 1990 when the extended offering
period expired. The Partnership received subscriptions for
22,783.05 Limited Partnership Units ($22,783,050).
Under the terms of the Limited Partnership Agreement, the
Limited Partners and General Partners contributed funds of
$22,783,050, and $1,000, respectively. During the operation
of the Partnership, any Net Cash Flow, as defined, which the
General Partners determine to distribute will be distributed
90% to the Limited Partners and 10% to the General Partners;
provided, however, that such distributions to the General
Partners will be subordinated to the Limited Partners first
receiving an annual, noncumulative distribution of Net Cash
Flow equal to 10% of their Adjusted Capital Contribution, as
defined, and, provided further, that in no event will the
General Partners receive less than 1% of such Net Cash Flow
per annum. Distributions to Limited Partners will be made
pro rata by Units.
Any Net Proceeds of Sale as defined, from the sale or
financing of the Partnership's properties which the General
Partners determine to distribute will, after provisions for
debts and reserves, be paid in the following manner: (i)
first, 99% to the Limited Partners and l% to the General
Partners until the Limited Partners receive an amount equal
to: (a) their Adjusted Capital Contribution plus (b) an
amount equal to 6% of their Adjusted Capital Contribution
per annum, cumulative but not compounded, to the extent not
previously distributed from Net Cash Flow; (ii) next, 99% to
the Limited Partners and 1% to the General Partners until
the Limited Partners receive an amount equal to 14% of their
Adjusted Capital Contribution per annum, cumulative but not
compounded, to the extent not previously distributed; (iii)
next, to the General Partners until cumulative distributions
to the General Partners under Items (ii) and (iii) equal 15%
of cumulative distributions to all Partners under Items (ii)
and (iii). Any remaining balance will be distributed 85% to
the Limited Partners and 15% to the General Partners.
Distributions to the Limited Partners will be made pro rata
by Units.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(1) Organization - (Continued)
For tax purposes, profits from operations, other than
profits attributable to the sale, exchange, financing,
refinancing or other disposition of the Partnership's
property, will be allocated first in the same ratio in
which, and to the extent, Net Cash Flow is distributed to
the Partners for such year. Any additional profits will be
allocated 90% to the Limited Partners and 10% to the General
Partners. In the event no Net Cash Flow is distributed to
the Limited Partners, 90% of each item of Partnership
income, gain or credit for each respective year shall be
allocated to the Limited Partners, and 10% of each such item
shall be allocated to the General Partners. Net losses from
operations will be allocated 98% to the Limited Partners and
2% to the General Partners.
For tax purposes, profits arising from the sale, financing,
or other disposition of the Partnership's property will be
allocated in accordance with the Partnership Agreement as
follows: (i) first, to those partners with deficit balances
in their capital accounts in an amount equal to the sum of
such deficit balances; (ii) second, 99% to the Limited
Partners and 1% to the General Partners until the aggregate
balance in the Limited Partners' capital accounts equals the
sum of the Limited Partners' Adjusted Capital Contributions
plus an amount equal to 14% of their Adjusted Capital
Contributions per annum, cumulative but not compounded, to
the extent not previously allocated; (iii) third, to the
General Partners until cumulative allocations to the General
Partners equal 15% of cumulative allocations. Any remaining
balance will be allocated 85% to the Limited Partners and
15% to the General Partners. Losses will be allocated 98%
to the Limited Partners and 2% to the General Partners.
The General Partners are not required to currently fund a
deficit capital balance. Upon liquidation of the
Partnership or withdrawal by a General Partner, the General
Partners will contribute to the Partnership an amount equal
to the lesser of the deficit balances in their capital
accounts or 1% of total Limited Partners' and General
Partners' capital contributions.
(2) Summary of Significant Accounting Policies -
Newly Issued Accounting Standards
In June, 1997, Statement of Financial Accounting
Standards No. 130 "Reporting Comprehensive Income" was
approved for issuance for fiscal years beginning after
December 15, 1997. The Partnership adopted this
Statement in the fourth quarter of 1997. The effect of
this Statement has been determined that net income/loss
for financial statements and comprehensive income/loss is
primarily the same in all material respects.
Financial Statement Presentation
The accounts of the Partnership are maintained on the
accrual basis of accounting for both federal income tax
purposes and financial reporting purposes.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(2) Summary of Significant Accounting Policies - (Continued)
Accounting Estimates
Management uses estimates and assumptions in preparing
these financial statements in accordance with generally
accepted accounting principles. Those estimates and
assumptions may affect the reported amounts of assets and
liabilities, the disclosure of contingent assets and
liabilities, and the reported revenues and expenses.
Actual results could differ from those estimates.
The Partnership regularly assesses whether market events
and conditions indicate that it is reasonably possible to
recover the carrying amounts of its investments in real
estate from future operations and sales. A change in
those market events and conditions could have a material
effect on the carrying amount of its real estate
Cash Concentrations of Credit Risk
At times throughout the year, the Partnership's cash
deposited in financial institutions may exceed FDIC
insurance limits.
Statement of Cash Flows
For purposes of reporting cash flows, cash and cash
equivalents may include cash in checking, cash invested
in money market accounts, certificates of deposit,
federal agency notes and commercial paper with a term of
three months or less.
Income Taxes
The income or loss of the Partnership for federal income
tax reporting purposes is includable in the income tax
returns of the partners. Accordingly, no recognition has
been given to income taxes in the accompanying financial
statements.
The tax return, the qualification of the Partnership as
such for tax purposes, and the amount of distributable
Partnership income or loss are subject to examination by
federal and state taxing authorities. If such an
examination results in changes with respect to the
Partnership qualification or in changes to distributable
Partnership income or loss, the taxable income of the
partners would be adjusted accordingly.
Real Estate
The Partnership's real estate is leased under triple net
leases classified as operating leases. The Partnership
recognizes rental revenue on the accrual basis according
to the terms of the individual leases. For leases which
contain cost of living increases, the increases are
recognized in the year in which they are effective.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(2) Summary of Significant Accounting Policies - (Continued)
Real estate is recorded at the lower of cost or estimated
net realizable value. The Financial Accounting Standards
Board issued Statement No. 121, "Accounting for the
Impairment of Long-Lived Assets and for Long-Lived Assets
to be Disposed Of" which was effective for the
Partnership's fiscal year ended December 31, 1996. This
standard requires the Partnership to compare the carrying
amount of its properties to the estimated future cash
flows expected to result from the property and its
eventual disposition. If the sum of the expected future
cash flows is less than the carrying amount of the
property, the Statement requires the Partnership to
recognize an impairment loss by the amount by which the
carrying amount of the property exceeds the fair value of
the property.
The Partnership has capitalized as Investments in Real
Estate certain costs incurred in the review and
acquisition of the properties. The costs were allocated
to the land, buildings and equipment.
The buildings and equipment of the Partnership are
depreciated using the straight-line method for financial
reporting purposes based on estimated useful lives of 30
years and 10 years, respectively.
The Partnership accounts for properties owned as tenants-
in-common with affiliated Partnerships and/or unrelated
third parties using the proportionate consolidation
method. Each tenant-in-common owns a separate, undivided
interest in the properties. Any tenant-in-common that
holds more than a 50% interest does not control decisions
over the other tenant-in-common interests. The financial
statements reflect only this Partnership's percentage
share of the properties' land, building and equipment,
liabilities, revenues and expenses.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(3) Related Party Transactions -
The Partnership owns a 93.2478% interest in the Sizzler
restaurant in Springboro, Ohio. The remaining interest in
the property is owned by AEI Real Estate Fund 86-A Limited
Partnership, an affiliate of the Partnership. The
Partnership owns a 27% interest in an Applebee's restaurant
in Slidell, Louisiana. The remaining interest in this
property is owned by AEI Real Estate Fund XVI Limited
Partnership, an affiliate of the Partnership. The
Partnership owns a 24% interest in the HomeTown Buffet
restaurant. The remaining interests in this property are
owned by AEI Net Lease Income & Growth Fund XIX Limited
Partnership and AEI Institutional Net Lease Fund '93 Limited
Partnership, affiliates of the Partnership, and an unrelated
third party. The Partnership owns a 6.1688% interest in the
Champps Americana restaurant in Columbus, Ohio. The
remaining interests in this property are owned by AEI Income
& Growth Fund XXI Limited Partnership, an affiliate of the
Partnership, and unrelated third parties. The Partnership
owns a 23.95% interest in the Champps Americana restaurant
in Troy, Michigan. The remaining interests in this property
are owned by AEI Real Estate Fund XV Limited Partnership,
AEI Real Estate Fund XVII Limited Partnership and AEI Net
Lease Income & Growth Fund XIX Limited Partnership,
affiliates of the Partnership. The Partnership owns a
7.5158% interest in the Tractor Supply Company store. The
remaining interests in this property are owned by unrelated
third parties. The Individual General Partner owned a 15%
interest in this property until March 10, 1997, when the
last portion of his interest was sold to an unrelated third
party. The Partnership owned a 4.1022% interest in the
Sizzler restaurant in Cincinnati, Ohio. The remaining
interests in this property were owned by AEI Real Estate
Fund XVI Limited Partnership and AEI Real Estate Fund XVII
Limited Partnership, affiliates of the Partnership.
AEI and AFM received the following compensation and
reimbursements for costs and expenses from the Partnership:
Total Incurred by the Partnership
for the Years Ended December 31
1997 1996
a.AEI and AFM are reimbursed for all costs
incurred in connection with managing the
Partnership's operations, maintaining the
Partnership's books and communicating
the results of operations to the Limited
Partners. $ 249,520 $ 247,414
========== ==========
b.AEI and AFM are reimbursed for all direct
expenses they have paid on the Partnership's
behalf to third parties. These expenses included
printing costs, legal and filing fees, direct
administrative costs, outside audit and
accounting costs, taxes, insurance and
other property costs. $ 98,128 $ 190,019
========== ==========
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(3) Related Party Transactions - (Continued)
Total Incurred by the Partnership
for the Years Ended December 31
1997 1996
c.AEI is reimbursed for all property acquisition
costs incurred by it in acquiring properties on
behalf of the Partnership. The amounts are net
of financing and commitment fees and expense
reimbursements received by the Partnership from
the lessees in the amount of $14,267 and $55,529
for 1997 and 1996, respectively. $ 122,610 $ (33,667)
========== ==========
The payable to AEI Fund Management, Inc. represents the
balance due for the services described in 3a, b and c. This
balance is non-interest bearing and unsecured and is to be
paid in the normal course of business.
(4) Investments in Real Estate -
The Partnership leases its properties to various tenants
through triple net leases, which are classified as operating
leases. Under a triple net lease, the lessee is responsible
for all real estate taxes, insurance, maintenance, repairs
and operating expenses of the property. The initial Lease
terms are for 20 years except for the Taco Cabana
restaurants in San Antonio, Texas, the Rally's restaurants,
and the Children's World daycare centers, which have Lease
terms of 15 years and the Tractor Supply Company store which
has a Lease term of 14 years. The Leases have renewal
options which may extend the Lease term an additional 10
years, except for the Champps Americana, Applebee's in
Slidell, Louisiana, Fuddrucker's and Rally's restaurants
which have renewal options that may extend the Lease term an
additional 15 years. The Leases contain rent clauses which
entitle the Partnership to receive additional rent in future
years based on stated rent increases or if gross receipts
for the property exceed certain specified amounts, among
other conditions. Certain lessees have been granted options
to purchase the property. Depending on the lease, the
purchase price is either determined by a formula, or is the
greater of the fair market value of the property or the
amount determined by a formula. In all cases, if the option
were to be exercised by the lessee, the purchase price would
be greater than the original cost of the property.
The Partnership's properties are all commercial, single-
tenant buildings. The ChildrenOs World in Phoenix, Arizona
was constructed in 1988 and acquired in 1989. One of the
Taco Cabana restaurants in San Antonio, Texas was
constructed in 1984, renovated in 1991 and acquired by the
Partnership after the renovation. The Rally's restaurants
and the Children's World in Columbus, Ohio were constructed
and acquired in 1992. The Applebee's in Slidell, Louisiana
was constructed in 1991 and acquired in 1993. The HomeTown
Buffet restaurant was constructed and acquired in 1993. The
Tractor Supply Company store and Champps Americana
restaurant in Ohio were constructed and acquired in 1996.
The FuddruckerOs restaurant was constructed and acquired in
1997. The Champps Americana restaurant land in Troy,
Michigan was acquired in 1997. The remaining properties
were constructed and acquired in either 1990 or 1991. There
have been no costs capitalized as improvements subsequent to
the acquisitions.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(4) Investments in Real Estate - (Continued)
For those properties in the table below which do not have
land costs, the lessee has entered into long-term land
leases with unrelated third parties. The cost of the
properties not held for sale and related accumulated
depreciation at December 31, 1997 are as follows:
Buildings and Accumulated
Property Land Equipment Total Depreciation
Children's World,
Phoenix, AZ $ 259,467 $ 624,019 $ 883,486 $ 199,263
Pasta Fair Restaurant,
Belleview, FL 251,593 681,269 932,862 175,048
Children's World,
Blue Springs, MO 162,290 628,981 791,271 176,671
Children's World,
Lenexa, KS 185,788 797,739 983,527 215,314
Taco Cabana,
San Antonio, TX 871,844 534,582 1,406,426 139,079
Cheddar's, Clive, IA 379,249 1,012,999 1,392,248 272,778
Children's World,
Westerville, OH 157,848 832,413 990,261 199,967
Taco Cabana,
San Antonio, TX 61,004 46,929 107,933 9,791
Taco Cabana,
Brownsville, TX 294,450 265,888 560,338 93,744
Applebee's, Destin, FL 30,239 34,976 65,215 9,018
Children's World,
Columbus, OH 157,569 861,633 1,019,202 169,788
Rally's, San Antonio, TX 0 195,741 195,741 60,744
Rally's, San Antonio, TX 0 196,397 196,397 61,390
Applebee's, Slidell, LA 104,613 175,405 280,018 27,285
HomeTown Buffet,
Tucson, AZ 163,688 140,045 303,733 21,201
Tractor Supply Company,
Bristol, VA 31,092 65,673 96,765 4,048
Champps Americana,
Columbus, OH 53,296 104,961 158,257 4,957
Fuddrucker's, Thornton, CO 444,692 961,079 1,405,771 13,868
Champps Americana, Troy, MI 361,889 0 361,889 0
----------- ----------- ----------- ----------
$ 3,970,611 $ 8,160,729 $12,131,340 $1,853,954
=========== =========== =========== ==========
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(4) Investments in Real Estate - (Continued)
The Partnership owns a 4.1022% interest in a Sizzler
restaurant in Cincinnati, Ohio, a 93.2478% interest in a
Sizzler restaurant in Springboro, Ohio, and a 100% interest
in a Sizzler restaurant in Fairfield, Ohio. In November,
1993, after reviewing the lessee's operating results, the
Partnership determined that the lessee would be unable to
operate the restaurants in a manner capable of maximizing
the restaurants' sales. Consequently, at the direction of
the Partnership, a multi-unit restaurant operator assumed
operation of the restaurants while the Partnership reviewed
the available options. In January, 1994 and June, 1994, the
Partnership closed the restaurants in Cincinnati and
Springboro, respectively, and listed them for sale or lease.
While the properties are vacant, the Partnership is
responsible for the real estate taxes and other costs
required to maintain the properties.
On July 15, 1994, the Partnership re-leased the Sizzler in
Fairfield to Fairfield Foods, Inc. (Fairfield) under a Lease
Agreement with a primary term of 20 years and annual rental
payments based on a percentage of sales. Fairfield was not
able to profitably operate the restaurant and closed the
restaurant.
No rents were collected from the Sizzler restaurants in 1997
and 1996. The total amount of rent not collected in 1997
and 1996 was $339,093 and $396,541, respectively, for the
three properties. These amounts were not accrued for
financial reporting purposes.
On January 23, 1997, the Partnership sold its interest in
the Cincinnati restaurant to an unrelated third party. The
Partnership received net sales proceeds of $19,867, which
resulted in a net loss of $31,700, which was recognized as a
real estate impairment in 1996.
In December, 1996, the Partnership, in order to avoid
additional property management expenses, decided to sell the
Sizzler properties in Springboro and Fairfield rather than
to continue to attempt to re-lease the properties. As a
result, the properties were reclassified on the balance
sheet to Real Estate Held for Sale. In addition, based on
an analysis of market conditions in the area, it was
determined that a sale of the properties would result in net
proceeds of approximately $800,000. The Partnership's share
of the proceeds would be approximately $773,000. A charge
to operations for real estate impairment of $1,654,600
($693,500 for the Springboro Sizzler, and $961,100 for the
Fairfield Sizzler) was recognized in the fourth quarter of
1996, which is the difference between book value at
December31, 1996 of $2,427,600 ($1,066,500 for the
Springboro Sizzler and $1,361,100 for the Fairfield Sizzler)
and the estimated market value of $773,000 ($373,000 for the
Springboro Sizzler and $400,000 for the Fairfield Sizzler).
The charge was recorded against the cost of the land,
building and equipment.
On September 22, 1997, the Partnership sold the Sizzler
restaurant in Fairfield, Ohio to an unrelated third party.
The Partnership received net sale proceeds of $528,476,
which is in excess of the book value of the property after
the recognition of the real estate impairment. As a result,
the Partnership recognized a net gain of $128,498.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(4) Investments in Real Estate - (Continued)
In August, 1995, the lessee of the two Rally's properties
filed for reorganization. After reviewing the operating
results of the lessee, the Partnership agreed to amend the
Leases of the two properties. Effective December 1, 1995,
the Partnership amended the Leases to reduce the annual base
rent from $47,498 and $48,392 to $15,000 for each property.
The Partnership could receive additional rent in the future
equal to 6.75% of the amount by which gross receipts exceed
$275,000. In 1997, the Leases, as amended, were confirmed
as part of the reorganization plan. The lessee has agreed
to pay all pre-petition and post-petition rents due of
$75,775 and the Partnership's related administrative and
legal expenses. However, due to the uncertainty of
collection, the Partnership has not accrued any of these
amounts for financial reporting purposes.
As of December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value of
the Rally's properties was approximately $270,000. In the
fourth quarter of 1997, a charge to operations for real
estate impairment of $220,500 was recognized, which is the
difference between the book value at December 31, 1997 of
$490,500 and the estimated fair value of $270,000. The
charge was recorded against the cost of the building and
equipment.
In February, 1996, the Partnership called a letter of credit
for $109,393 related to the Taco Cabana restaurant in
Brownsville, Texas. The Partnership applied the funds to
satisfy 1996 rent income and real estate taxes due and a
portion of the real estate taxes due in 1997. In 1997, the
Partnership took possession of the property and listed it
for sale or re-lease. The Partnership was scheduled to
receive, but did not collect, $115,285 in rent in 1997.
This amount was not accrued for financial reporting
purposes. While the property is being sold or re-leased,
the Partnership is responsible for real estate taxes and
other costs required to maintain the property.
As of December 31, 1997, based on an analysis of market
conditions in the area, it was determined the fair value of
the Brownsville property was approximately $466,600. In the
fourth quarter of 1997, a charge to operations for real
estate impairment of $239,600 was recognized, which is the
difference between the book value at December 31, 1997 of
$706,200 and the estimated fair value of $466,600. The
charge was recorded against the cost of the land and
building.
The Partnership used the majority of the proceeds from two
property sales in 1995 to purchase two properties in 1996,
as discussed below. The remainder of the proceeds from
these sales were distributed to the Partners in 1995 and
1996.
On April 10, 1996, the Partnership purchased an 85.0%
interest in a Tractor Supply Company in Bristol, Virginia
for $1,094,367. The property is leased to Tractor Supply
Company under a Lease Agreement with a primary term of 14
years and annual rental payments of $116,686.
On August 29, 1996, the Partnership purchased a 32.2%
interest in a Champps Americana restaurant in Columbus, Ohio
for $826,070. The property is leased to Americana Dining
Corporation under a Lease Agreement with a primary term of
20 years and annual rental payments of $90,834.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(4) Investments in Real Estate - (Continued)
On May 10, 1996, the Partnership sold the Taco Cabana
restaurant in New Braunfels, Texas to an unrelated third
party. The Partnership received net sale proceeds of
$962,298, which resulted in a net gain of $254,305. At the
time of sale, the cost and related accumulated depreciation
of the property was $784,045 and $76,052, respectively.
Through December 31, 1997, the Partnership sold 94.1709% of
the Applebee's restaurant in Destin, Florida in seven
separate transactions to unrelated third parties. The
Partnership received total net sale proceeds of $1,413,627
which resulted in a total net gain of $481,379. The total
cost and related accumulated depreciation of the interests
sold was $1,053,565 and $121,317, respectively. For the
years ended December 31, 1997 and 1996, the net gain was
$320,171 and $124,583, respectively.
Through December 31, 1997, the Partnership sold 90.6301% of
a Taco Cabana restaurant in San Antonio, Texas in seven
separate transactions to unrelated third parties. The
Partnership received total net sale proceeds of $1,520,182
which resulted in a total net gain of $562,654. The total
cost and related accumulated depreciation of the interests
sold was $1,043,983 and $86,455, respectively. For the
years ended December 31, 1997 and 1996, the net gain was
$355,897 and $206,757, respectively.
Through December 31, 1997, the Partnership sold 77.4842% of
its interest in the Tractor Supply Company in Bristol,
Virginia in seven separate transactions to unrelated third
parties. The Partnership received total net sale proceeds
of $1,189,572 which resulted in a total net gain of
$217,301. The total cost and related accumulated
depreciation of the interests sold was $997,602 and $25,331,
respectively. For the years ended December 31, 1997 and
1996, the net gain was $179,517 and $37,784, respectively.
During 1997, the Partnership sold 26.0312% of its interest
in the Champps Americana restaurant in Columbus, Ohio in
three separate transactions to unrelated third parties. The
Partnership received total net sale proceeds of $807,777
which resulted in a total net gain of $151,139. The total
cost and related accumulated depreciation of the interests
sold was $667,813 and $11,175, respectively.
During 1997 and 1996, the Partnership distributed $104,820
and $372,366 of the net sale proceeds to the Limited and
General Partners as part of their regular quarterly
distributions, which represented a return of capital of
$4.77 and $16.85 per Limited Partnership Unit, respectively.
The remaining net sale proceeds will either be reinvested in
additional properties or distributed to the Partners in the
future.
Pursuant to the Partnership Agreement, net sale proceeds may
be reinvested in additional properties until a date five
years after the date on which the offer and sale of Units is
terminated. This period expired on December 4, 1995. In
December, 1996, the Managing General Partner proposed an
Amendment to the Limited Partnership Agreement that would
allow the Partnership to reinvest the majority of the sale
proceeds from the Taco Cabana restaurants, Tractor Supply
Company and subsequent property sales in additional
properties. The Amendment passed with a majority of Units
voting in favor of the Amendment.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(4) Investments in Real Estate - (Continued)
On July 30, 1997, the Partnership purchased a Fuddrucker's
restaurant in Thornton, Colorado for $1,405,771. The
property is leased to Fuddrucker's, Inc. under a Lease
Agreement with a primary term of 20 years and annual rental
payments of $148,387.
On December 23, 1997, the Partnership purchased a 23.95%
interest in a parcel of land in Troy, Michigan for $361,889.
The land is leased to Champps Entertainment, Inc. (Champps)
under a Lease Agreement with a primary term of 20 years and
annual rental payments of $25,332. Simultaneously with the
purchase of the land, the Partnership entered into a
Development Financing Agreement under which the Partnership
will advance funds to Champps for the construction of a
Champps Americana restaurant on the site. Through December
31, 1997, the Partnership had advanced $43,208 for the
construction of the property and was charging interest on
the advances at a rate of 7%. The Partnership's share of
the total purchase price, including the cost of the land,
will be approximately $1,077,750. After the construction is
complete, the Lease Agreement will be amended to require
annual rental payments of approximately $113,000.
In January, 1998, the Partnership entered into an agreement
to purchase a 45% interest in a Tumbleweed restaurant in
Chillicothe, Ohio. The purchase price will be approximately
$610,650. The property will be leased to Tumbleweed, LLC
under a Lease Agreement with a primary term of 15 years and
annual rental payments of approximately $62,600.
During 1997, the Partnership incurred net costs of $122,610
related to the review of potential property acquisitions.
Of these costs, $25,429 have been capitalized and allocated
to land, building and equipment. The remaining costs of
$97,181 have been capitalized and will be allocated to
properties acquired subsequent to December 31, 1997.
The minimum future rentals on the Leases for years
subsequent to December 31, 1997 are as follows:
1998 $ 1,378,767
1999 1,390,951
2000 1,403,532
2001 1,414,685
2002 1,428,281
Thereafter 9,652,533
-----------
$16,668,749
===========
In 1997 and 1996, the Partnership recognized contingent
rents of $17,135 and $12,429, respectively.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(5) Security Deposit -
In February, 1996, the Partnership called a letter of credit
for $109,393 related to the Taco Cabana restaurant in
Brownsville, Texas. The Partnership applied the funds to
satisfy rents and real estate taxes due.
(6) Major Tenants -
The following schedule presents rent revenue from individual
tenants, or affiliated groups of tenants, who each
contributed more than ten percent of the Partnership's total
rent revenue for the years ended December 31:
1997 1996
Tenants Industry
Children's World
Learning Centers, Inc. Child Care $ 556,803 $ 540,763
Texas Taco Cabana L.P. Restaurant 267,322 372,481
Heartland Restaurant Corp. Restaurant 202,127 194,353
---------- ----------
Aggregate rent revenue of major tenants $1,026,252 $1,107,597
========== ==========
Aggregate rent revenue of major tenants as
a percentage of total rent revenue 72% 68%
========== ==========
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(7) Partners' Capital -
Cash distributions of $13,307 and $15,703 were made to the
General Partners and $1,124,461 and $1,321,421 were made to
the Limited Partners for the years ended December 31, 1997
and 1996, respectively. The Limited Partners' distributions
represent $51.83 and $60.07 per Limited Partnership Unit
outstanding using 21,695 and 21,999 weighted average Units
in 1997 and 1996, respectively. The distributions represent
$51.83 and $-0- per Unit of Net Income, and $-0- and $60.07
per Unit of return of contributed capital in 1997 and 1996,
respectively.
As part of the Limited Partner distributions discussed
above, the Partnership distributed $103,771 and $368,643 of
proceeds from property sales in 1997 and 1996, respectively.
The distributions reduced the Limited Partners' Adjusted
Capital Contributions.
Distributions of Net Cash Flow to the General Partners
during 1997 and 1996 were subordinated to the Limited
Partners as required in the Partnership Agreement. As a
result, 99% of distributions were allocated to the Limited
Partners and 1% to the General Partners.
The Partnership may acquire Units from Limited Partners who
have tendered their Units to the Partnership. Such Units
may be acquired at a discount. The Partnership is not
obligated to purchase in any year more than 5% of the number
of Units outstanding at the beginning of the year. In no
event shall the Partnership be obligated to purchase Units
if, in the sole discretion of the Managing General Partner,
such purchase would impair the capital or operation of the
Partnership.
During 1997, seventeen Limited Partners redeemed a total of
277.1 Partnership Units for $192,912 in accordance with the
Partnership Agreement. The Partnership acquired these Units
using Net Cash Flow from operations. In 1996, fifteen
Limited Partners redeemed a total of 313.42 Partnership
Units for $233,227. The redemptions increase the remaining
Limited Partners' ownership interest in the Partnership.
After the effect of redemptions and the return of capital
from the sale of property, the Adjusted Capital
Contribution, as defined in the Partnership Agreement, is
$1,001.36 per original $1,000 invested.
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(8) Income Taxes -
The following is a reconciliation of net income (loss) for
financial reporting purposes to income reported for federal
income tax purposes for the years ended December 31:
1997 1996
Net Income (Loss) for Financial
Reporting Purposes $1,614,757 $ (199,182)
Depreciation for Tax Purposes
(Over) Under Depreciation for Financial
Reporting Purposes (3,136) 60,603
Amortization of Start-Up and
Organization Costs (9,742) (31,354)
Income Accrued for Tax Purposes
Over (Under) Income for Financial
Reporting Purposes (17,207) 17,207
Property Expenses for Tax Purposes
(Over) Under Expenses for Financial
Reporting Purposes (6,668) 5,209
Real Estate Impairment Loss
Not Recognized for Tax Purposes 460,100 1,686,300
Gain on Sale of Real Estate for
Tax Purposes Over (Under) Gain for
Financial Reporting Purposes (978,326) 629
---------- ----------
Taxable Income to Partners $1,059,778 $1,539,412
========== ==========
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(8) Income Taxes - (Continued)
The following is a reconciliation of Partners' capital for
financial reporting purposes to Partners' capital reported
for federal income tax purposes for the years ended
December 31:
1997 1996
Partners' Capital for
Financial Reporting Purposes $14,864,651 $14,580,574
Adjusted Tax Basis of Investments
in Real Estate Over (Under) Net
Investments in Real Estate
for Financial Reporting Purposes 1,186,837 1,708,198
Capitalized Start-Up Costs
Under Section 195 397,387 397,387
Amortization of Start-Up and
Organization Costs (402,148) (392,406)
Income Accrued for Tax Purposes Over
Income for Financial
Reporting Purposes 5,000 22,207
Property Expenses for Tax Purposes
Under Expenses for Financial
Reporting Purposes 0 6,668
Organization and Syndication Costs
Treated as Reduction of Capital
for Financial Reporting Purposes 3,342,442 3,342,442
---------- ----------
Partners' Capital for
Tax Reporting Purposes $19,394,169 $19,665,070
========== ==========
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
NOTES TO FINANCIAL STATEMENTS
DECEMBER 31, 1997 AND 1996
(9) Fair Value of Financial Instruments -
The estimated fair values of the financial instruments, none
of which are held for trading purposes, are as follows at
December 31:
1997 1996
Carrying Fair Carrying Fair
Amount Value Amount Value
Cash $ 234 $ 234 $ 127 $ 127
Money Market Funds 3,217,857 3,217,857 1,364,257 1,364,257
Commercial Paper
(held to maturity) 995,192 995,192 995,542 995,542
---------- ---------- ---------- ----------
Total Cash and
Cash Equivalents $4,213,283 $4,213,283 $2,359,926 $2,359,926
========== ========== ========== ==========
The amortized cost basis of the commercial paper is not
materially different from its carrying amount or fair value.
ITEM 8. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON
ACCOUNTING AND FINANCIAL DISCLOSURE.
None.
PART III
ITEM 9. DIRECTORS, EXECUTIVE OFFICERS, PROMOTERS AND CONTROL
PERSONS; COMPLIANCE WITH SECTION 16(a) OF THE EXCHANGE ACT.
The registrant is a limited partnership and has no
officers, directors, or direct employees. The General Partners
of the registrant are Robert P. Johnson and AFM. The General
Partners manage and control the Partnership's affairs and have
general responsibility and the ultimate authority in all matters
affecting the Partnership's business. The director and officers
of AFM are as follows:
Robert P. Johnson, age 53, is Chief Executive Officer,
President and Director and has held these positions since the
formation of AFM in September, 1988, and has been elected to
continue in these positions until September, 1998. From 1970 to
the present, he has been employed exclusively in the investment
industry, specializing in tax-advantaged limited partnership
investments. In that capacity, he has been involved in the
development, analysis, marketing and management of public and
private investment programs investing in net lease properties as
well as public and private investment programs investing in
energy development. Since 1971, Mr. Johnson has been the
president, a director and a registered principal of AEI
Securities, Inc. (formerly AEI Incorporated), which is registered
with the Securities and Exchange Commission as a securities
broker-dealer, is a member of the National Association of
Securities Dealers, Inc. (NASD) and is a member of the Security
Investors Protection Corporation (SIPC). Mr. Johnson has been
president, a director and the principal shareholder of AEI Fund
Management, Inc., a real estate management company founded by
him, since 1978. Mr. Johnson is currently a general partner or
principal of the general partner in sixteen other limited
partnerships.
Mark E. Larson, age 45, is Executive Vice President,
Treasurer and Chief Financial Officer and has been elected to
continue in these position until September, 1998. Mr. Larson has
been executive Vice President and Treasurer since the formation
of AFM in September, 1988 and Chief Financial Officer since
January, 1990. In January, 1993 Mr. Larson was elected to serve
as Secretary of AFM and will continue to serve until September,
1998. Mr. Larson has been employed by AEI Fund Management, Inc.
and affiliated entities since 1985. From 1979 to 1985, Mr.
Larson was with Apache Corporation as manager of Program
Accounting responsible for the accounting and reports for
approximately 46 public partnerships. Mr. Larson is responsible
for supervising the accounting functions of AFM and the
registrant.
ITEM 10. EXECUTIVE COMPENSATION.
The General Partner and affiliates are reimbursed at cost
for all services performed on behalf of the registrant and for
all third party expenses paid on behalf of the registrant. The
cost for services performed on behalf of the registrant is actual
time spent performing such services plus an overhead burden.
These services include organizing the registrant and arranging
for the offer and sale of Units, reviewing properties for
acquisition and rendering administrative and management services.
ITEM 11. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND
MANAGEMENT.
The following table sets forth information pertaining to
the ownership of the Units by each person known by the
Partnership to beneficially own 5% or more of the Units, by each
General Partner, and by each officer or director of the Managing
General Partner as of February 28, 1998:
Name and Address Number of Percent
of Beneficial Owner Units Held of Class
AEI Fund Management XVIII, Inc. 20 *
1300 Minnesota World Trade Center
30 East 7th Street, St. Paul, Minnesota 55101
Robert P. Johnson 54 *
1300 Minnesota World Trade Center
30 East 7th Street, St. Paul, Minnesota 55101
Mark E. Larson 0 0%
1300 Minnesota World Trade Center
30 East 7th Street, St. Paul, Minnesota 55101
* Less than 1%
The persons set forth in the preceding table hold sole voting
power and power of disposition with respect to all of the Units
set forth opposite their names. The General Partners know of no
holders of more than 5% of the outstanding Units.
ITEM 12. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.
The registrant, AFM and its affiliates have common
management and utilize the same facilities. As a result, certain
administrative expenses are allocated among these related
entities. All of such activities and any other transactions
involving the affiliates of the General Partner of the registrant
are governed by, and are conducted in conformity with, the
limitations set forth in the Limited Partnership Agreement of the
registrant.
ITEM 12. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.
(Continued)
The following table sets forth the forms of compensation,
distributions and cost reimbursements paid by the registrant to
the General Partners or their Affiliates in connection with the
operation of the Fund and its properties for the period from
inception through December 31, 1997.
Person or Entity Amount Incurred From Inception
Receiving Form and Method (September 20, 1988) to
Compensation of Compensation December 31, 1997
AEI Securities, Inc. Selling Commissions equal to 7% $2,278,305
(formerly AEI of proceeds plus a 3% nonaccountable
Incorporated) expense allowance, most of which was
reallowed to Participating Dealers.
General Partners and Reimbursement at Cost for other $1,064,137
Affiliates Organization and Offering Costs.
General Partners and Reimbursement at Cost for all $ 594,952
Affiliates Acquisition Expenses
General Partners 1% of Net Cash Flow in any fiscal year $ 128,216
until the Limited Partners have
received annual, non-cumulative
distributions of Net Cash Flow equal
to 10% of their Adjusted Capital
Contributions and 10% of any remaining
Net Cash Flow in such fiscal year.
General Partners and Reimbursement at Cost for all $2,243,911
Affiliates Administrative Expenses attributable
to the Fund, including all expenses
related to management and disposition
of the Fund's properties and all other
transfer agency, reporting, partner
relations and other administrative
functions.
General Partners 15% of distributions of Net Proceeds of $ 12,793
Sale other than distributions necessary
to restore Adjusted Capital Contributions
and provide a 6% cumulative return to
Limited Partners. The General Partners
will receive only 1% of distributions
of Net Proceeds of Sale until Limited
Partners have received an amount equal to
(a)their Adjusted Capital Contributions,
plus (b) an amount equal to 14% of their
Adjusted Capital Contributions per annum,
cumulative but not compounded, less (c)
all previous cash distributions to the
Limited Partners.
ITEM 12. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS.
(Continued)
The limitations included in the Partnership Agreement
require that the cumulative reimbursements to the General
Partners and their affiliates for administrative expenses not
allowed under the NASAA Guidelines ("Guidelines") will not exceed
the sum of (i) the front-end fees allowed by the Guidelines less
the front-end fees paid, (ii) the cumulative property management
fees allowed but not paid, (iii) any real estate commission
allowed under the Guidelines, and (iv) 10% of Net Cash Flow less
the Net Cash Flow actually distributed. The reimbursements not
allowed under the Guidelines include a controlling person's
salary and fringe benefits, rent and depreciation. As of
December 31, 1997, the cumulative reimbursements to the General
Partners and their affiliates did not exceed those amounts.
PART IV
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
A. Exhibits -
Description
3.1 Certificate of Limited
Partnership (incorporated by reference to
Exhibit 3.1 of the registrant's
Registration Statement on Form S-11 filed
with the Commission on September 26, 1988
[File No. 33-24419]).
3.2 Limited Partnership
Agreement (incorporated by reference to
Exhibit 3.2 of the registrant's
Registration Statement on Form S-11 filed
with the Commission on September 26, 1988
[File No. 33-24419]).
10.1 Net Lease Agreement dated
September 28, 1989 between the
Partnership and Children's World Learning
Centers, Inc. relating to the property at
4120 E. Ranch Circle Drive, Phoenix,
Arizona (incorporated by reference to
Exhibit 10.2 of Post-Effective Amendment
No. 1 to the registrant's Registration
Statement on Form S-11 filed with the
Commission on April 14, 1990 [File No. 33-
24419]).
10.2 Net Lease Agreement dated
June 26, 1990 between the Partnership and
Children's World Learning Centers, Inc.
relating to the property at 2100 North
Highway 7, Blue Springs, Missouri
(incorporated by reference to Exhibit
10.6 of Form 10-K filed with the
Commission on July 27, 1992).
10.3 Net Lease Agreement dated
September 13, 1990 between the
Partnership and Children's World Learning
Centers, Inc. relating to the property at
8555 Monrovia Street, Lenexa, Kansas
(incorporated by reference to Exhibit
10.8 of Form 10-K filed with the
Commission on July 27, 1992).
10.4 Net Lease Agreement dated
December 29, 1990 between the Partnership
and Taco Cabana, Inc. relating to the
property at 7339 San Pedro Avenue, San
Antonio, Texas (incorporated by reference
to Exhibit 10.9 of Form 10-K filed with
the Commission on July 27, 1992).
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.5 Net Lease Agreement dated
January 22, 1991 between the Partnership
and Heartland Restaurant Corporation
relating to the property at 1301 N.W.
114th Street, Clive, Iowa (incorporated
by reference to Exhibit 10.10 of Form 10-
K filed with the Commission on July 27,
1992).
10.6 Net Lease Agreement dated
June 20, 1991 between the Partnership and
Children's World Learning Centers, Inc.
relating to the property at 1231 Sunbury
Road, Westerville, Ohio (incorporated by
reference to Exhibit 10.12 of Form 10-K
filed with the Commission on July 27,
1992).
10.7 Net Lease Agreement dated
July 19, 1991 between the Partnership and
Taco Cabana, Inc. relating to the
property at 6867 Highway 90 West, San
Antonio, Texas (incorporated by reference
to Exhibit 10.13 of Form 10-K filed with
the Commission on July 27, 1992).
10.8 Net Lease Agreement dated
August 9, 1991 between the Partnership
and Red Line Taco One, Ltd. relating to
the property at 54 South Expressway,
Brownsville, Texas (incorporated by
reference to Exhibit 10.14 of Form 10-K
filed with the Commission on July 27,
1992).
10.9 Net Lease Agreement dated
October 31, 1991 between the Partnership
and T.S.S.O., Inc. relating to the
property at 5701 Emerald Coast Parkway,
Destin, Florida (incorporated by
reference to Exhibit 10.15 of Form 10-K
filed with the Commission on July 27,
1992).
10.10 Net Lease Agreement
dated December 10, 1991 between the
Partnership and Pasta Fair of Belleview,
Inc. relating to the property at 10401
Highway 441, Belleview, Florida
(incorporated by reference to Exhibit
10.16 of Form 10-K filed with the
Commission on July 27, 1992).
10.11 Net Lease Agreement
dated July 28, 1992 between the
Partnership and Children's World Learning
Centers, Inc. relating to the property at
4885 Cherry Bottom Road, Columbus, Ohio
(incorporated by reference to Exhibit
10.17 of Form 10-K filed with the
Commission on March 29, 1993).
10.12 Net Lease Agreement
dated December 7, 1992 between the
Partnership and Red Line San Antonio One,
Ltd. relating to the property at 529 Fair
Avenue, San Antonio, Texas (incorporated
by reference to Exhibit 10.19 of Form 10-
K filed with the Commission on March 29,
1993).
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.13 Net Lease Agreement
dated December 7, 1992 between the
Partnership and Red Line San Antonio One,
Ltd. relating to the property at 4606
Rittiman Road, San Antonio, Texas
(incorporated by reference to Exhibit
10.20 of Form 10-K filed with the
Commission on March 29, 1993).
10.14 Net Lease Agreement
dated May 5, 1993 between the Partnership
and GC Slidell, Inc. relating to the
property at 850 I-10 Service Road,
Slidell, Louisiana (incorporated by
reference to Exhibit 10.22 of Form 10-K
filed with the Commission on March 29,
1994).
10.15 Net Lease Agreement
dated June 16, 1993 between the
Partnership and JB's Restaurants, Inc.
relating to the property at 330 South
Wilmot Road, Tucson, Arizona
(incorporated by reference to Exhibit
10.23 of Form 10-K filed with the
Commission on March 29, 1994).
10.16 Co-Tenancy Agreement
dated June 17, 1994 between the
Partnership and Nicoletta Trust relating
to the property at 5701 Emerald Coast
Parkway, Destin, Florida (incorporated by
reference to Exhibit 10.24 of Form 10-KSB
filed with the Commission on March 30,
1995).
10.17 Amendment of Lease
dated January 25, 1996 between the
Partnership, AEI Net Lease Income &
Growth Fund XIX Limited Partnership, Red
Line San Antonio One, Ltd. and Red Line
Burgers, Inc. relating to the properties
at 529 Fair Avenue, and 4606 Rittiman
Road, San Antonio, Texas (incorporated by
reference to Exhibit 10.26 of Form 10-KSB
filed with the Commission on March 21,
1996).
10.18 Net Lease Agreement
dated April 10, 1996 between the
Partnership, Robert P. Johnson and
Tractor Supply Company relating to the
property at Old Airport Road and I-81,
Bristol, Virginia (incorporated by
reference to Exhibit 10.2 of Form 8-K
filed with the Commission on April 17,
1996).
10.19 Purchase Agreement
dated May 3, 1996 between the Partnership
and the Givens Family Trust relating to
the property at 811 I-H North, New
Braunfels, Texas (incorporated by
reference to Exhibit 10.1 of Form 8-K
filed with the Commission on May21,
1996).
10.20 Net Lease Agreement
dated August 29, 1996 between the
Partnership, AEI Income & Growth Fund XXI
Limited Partnership and Americana Dining
Corporation relating to the property at
161 E. Campus View Boulevard, Columbus,
Ohio (incorporated by reference to
Exhibit 10.3 of Form 8-K filed with the
Commission on September 12, 1996).
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.21 Purchase Agreement
dated July 23, 1996 between the
Partnership and Carolyn W. Davidson
relating to the property at 6867 Highway
90 West, San Antonio, Texas (incorporated
by reference to Exhibit 10.1 of Form 10-
QSB filed with the Commission on November
14, 1996).
10.22 Property Co-Tenancy
Ownership Agreement dated August 5, 1996
between the Partnership and Carolyn W.
Davidson relating to the property at 6867
Highway 90 West, San Antonio, Texas
(incorporated by reference to Exhibit
10.2 of Form 10-QSB filed with the
Commission on November 14, 1996).
10.23 Purchase Agreement
dated August 23, 1996 between the
Partnership, Robert P. Johnson, and Joyce
R. Scott relating to the property at Old
Airport Road and I-81, Bristol, Virginia
(incorporated by reference to Exhibit
10.3 of Form 10-QSB filed with the
Commission on November 14, 1996).
10.24 Property Co-Tenancy
Ownership Agreement dated September 12,
1996 between the Partnership, Robert P.
Johnson, and Joyce R. Scott relating to
the property at Old Airport Road and I-
81, Bristol, Virginia (incorporated by
reference to Exhibit 10.4 of Form 10-QSB
filed with the Commission on November 14,
1996).
10.25 Purchase Agreement
dated October 9, 1996 between the
Partnership, Robert P. Johnson, and Arel
D. and Louise B. Middleton relating to
the property at Old Airport Road and I-
81, Bristol, Virginia (incorporated by
reference to Exhibit 10.5 of Form 10-QSB
filed with the Commission on November 14,
1996).
10.26 Purchase Agreement
dated October 9, 1996 between the
Partnership and Arel D. and Louise B.
Middleton relating to the property at
6867 Highway 90 West, San Antonio, Texas
(incorporated by reference to Exhibit
10.6 of Form 10-QSB filed with the
Commission on November 14, 1996).
10.27 Property Co-Tenancy
Ownership Agreement dated October 15,
1996 between the Partnership, Robert P.
Johnson, and Arel D. and Louise B.
Middleton relating to the property at Old
Airport Road and I-81, Bristol, Virginia
(incorporated by reference to Exhibit
10.7 of Form 10-QSB filed with the
Commission on November 14, 1996).
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.28 Property Co-Tenancy
Ownership Agreement dated October 15,
1996 between the Partnership and Arel D.
and Louise B. Middleton relating to the
property at 6867 Highway 90 West, San
Antonio, Texas (incorporated by reference
to Exhibit 10.8 of Form 10-QSB filed with
the Commission on November 14, 1996).
10.29 Purchase Agreement
dated December 6, 1996 between the
Partnership and the Hesson Family Living
Trust relating to the property at 6867
Highway 90 West, San Antonio, Texas
(incorporated by reference to Exhibit
10.33 of Form 10-KSB filed with the
Commission on March 17, 1997).
10.30 Property Co-Tenancy
Ownership Agreement dated December 16,
1996 between the Partnership and the
Hesson Family Living Trust relating to
the property at 6867 Highway 90 West, San
Antonio, Texas (incorporated by reference
to Exhibit 10.34 of Form 10-KSB filed
with the Commission on March 17, 1997).
10.31 Purchase Agreement
dated December 23, 1996 between the
Partnership and John Pasini and Elvia
Pasini relating to the property at 5701
Emerald Coast Parkway, Destin, Florida
(incorporated by reference to Exhibit
10.35 of Form 10-KSB filed with the
Commission on March 17, 1997).
10.32 Purchase Agreement
dated December 23, 1996 between the
Partnership and Kent T. Wood and Kimberly
Pasini Wood relating to the property at
5701 Emerald Coast Parkway, Destin,
Florida (incorporated by reference to
Exhibit 10.36 of Form 10-KSB filed with
the Commission on March 17, 1997).
10.33 Purchase Agreement
dated December 26, 1996 between the
Partnership and William E. Mason and
Hazel Mason relating to the property at
Old Airport Road and I-81, Bristol,
Virginia (incorporated by reference to
Exhibit 10.37 of Form 10-KSB filed with
the Commission on March 17, 1997).
10.34 Property Co-Tenancy
Agreement dated December 30, 1996 between
the Partnership and John Pasini and Elvia
Pasini relating to the property at 5701
Emerald Coast Parkway, Destin, Florida
(incorporated by reference to Exhibit
10.38 of Form 10-KSB filed with the
Commission on March 17, 1997).
10.35 Property Co-Tenancy
Agreement dated December 30, 1996 between
the Partnership and Kent T. Wood and
Kimberly Pasini Wood relating to the
property at 5701 Emerald Coast Parkway,
Destin, Florida (incorporated by
reference to Exhibit 10.39 of Form 10-KSB
filed with the Commission on March 17,
1997).
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.36 Property Co-Tenancy
Agreement dated January 2, 1997 between
the Partnership and William E. Mason and
Hazel Mason relating to the property at
Old Airport Road and I-81, Bristol,
Virginia (incorporated by reference to
Exhibit 10.40 of Form 10-KSB filed with
the Commission on March 17, 1997).
10.37 Purchase Agreement
dated February 14, 1997 between the
Partnership and Anton Kuster, Jr.
relating to the property at 6867 Highway
90 West, San Antonio, Texas (incorporated
by reference to Exhibit 10.41 of Form 10-
KSB filed with the Commission on March
17, 1997).
10.38 Property Co-Tenancy
Ownership Agreement dated February 28,
1997 between the Partnership and Anton
Kuster, Jr. relating to the property at
6867 Highway 90 West, San Antonio, Texas
(incorporated by reference to Exhibit
10.42 of Form 10-KSB filed with the
Commission on March 17, 1997).
10.39 Purchase Agreement dated March
3, 1997 between the Partnership and
Robert P. Johnson and the Thomas W.
Adamson Family Limited Partnership
relating to the property at Old Airport
Road and I-81, Bristol, Virginia
(incorporated by reference to Exhibit
10.1 of Form 10-QSB filed with the
Commission on May 13, 1997).
10.40 Property Co-Tenancy Ownership
Agreement dated March 10, 1997 between
the Partnership and the Thomas W. Adamson
Family Limited Partnership relating to
the property at Old Airport Road and I-
81, Bristol, Virginia (incorporated by
reference to Exhibit 10.2 of Form 10-QSB
filed with the Commission on May 13,
1997).
10.41 Purchase Agreement dated March
3, 1997 between the Partnership and the
Thomas W. Adamson Family Limited
Partnership relating to the property at
5701 Emerald Coast Parkway, Destin,
Florida (incorporated by reference to
Exhibit 10.3 of Form 10-QSB filed with
the Commission on May 13, 1997).
10.42 Property Co-Tenancy Ownership
Agreement dated March 10, 1997 between
the Partnership and the Thomas W. Adamson
Family Limited Partnership relating to
the property at 5701 Emerald Coast
Parkway, Destin, Florida (incorporated by
reference to Exhibit 10.4 of Form 10-QSB
filed with the Commission on May 13,
1997).
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.43 Purchase Agreement dated March
3, 1997 between the Partnership and the
Thomas W. Adamson Family Limited
Partnership relating to the property at
161 E. Campus View Boulevard, Columbus,
Ohio (incorporated by reference to
Exhibit 10.5 of Form 10-QSB filed with
the Commission on May 13, 1997).
10.44 Property Co-Tenancy Ownership
Agreement dated March 10, 1997 between
the Partnership and the Thomas W. Adamson
Family Limited Partnership relating to
the property at 161 E. Campus View
Boulevard, Columbus, Ohio (incorporated
by reference to Exhibit 10.6 of Form 10-
QSB filed with the Commission on May 13,
1997).
10.45 Purchase Agreement dated March
17, 1997 between the Partnership and
Robert P. Johnson and the Thomas W.
Adamson Family Limited Partnership
relating to the property at Old Airport
Road and I-81, Bristol, Virginia
(incorporated by reference to Exhibit
10.7 of Form 10-QSB filed with the
Commission on May 13, 1997).
10.46 Property Co-Tenancy Ownership
Agreement dated March 21, 1997 between
the Partnership and the Thomas W. Adamson
Family Limited Partnership relating to
the property at Old Airport Road and I-
81, Bristol, Virginia (incorporated by
reference to Exhibit 10.8 of Form 10-QSB
filed with the Commission on May 13,
1997).
10.47 Limited Option of First Sale
dated March 21, 1997 between the
Partnership and the Thomas W. Adamson
Family Limited Partnership relating to
the property at Old Airport Road and
I-81, Bristol, Virginia (incorporated by
reference to Exhibit 10.9 of Form 10-QSB
filed with the Commission on May 13,
1997).
10.48 Purchase Agreement dated March
17, 1997 between the Partnership and the
Thomas W. Adamson Family Limited
Partnership relating to the property at
5701 Emerald Coast Parkway, Destin,
Florida (incorporated by reference to
Exhibit 10.10 of Form 10-QSB filed with
the Commission on May 13, 1997).
10.49 Property Co-Tenancy Ownership
Agreement dated March 21, 1997 between
the Partnership and the Thomas W. Adamson
Family Limited Partnership relating to
the property at 5701 Emerald Coast
Parkway, Destin, Florida (incorporated by
reference to Exhibit 10.11 of Form 10-QSB
filed with the Commission on May 13,
1997).
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.50 Limited Option of First Sale
dated March 21, 1997 between the
Partnership and the Thomas W. Adamson
Family Limited Partnership relating to
the property at 5701 Emerald Coast
Parkway, Destin, Florida (incorporated by
reference to Exhibit 10.12 of Form 10-QSB
filed with the Commission on May 13,
1997).
10.51 Purchase Agreement dated March
17, 1997 between the Partnership and the
Thomas W. Adamson Family Limited
Partnership relating to the property at
161 E. Campus View Boulevard, Columbus,
Ohio (incorporated by reference to
Exhibit 10.13 of Form 10-QSB filed with
the Commission on May 13, 1997).
10.52 Property Co-Tenancy Ownership
Agreement dated March 21, 1997 between
the Partnership and the Thomas W. Adamson
Family Limited Partnership relating to
the property at 161 E. Campus View
Boulevard, Columbus, Ohio (incorporated
by reference to Exhibit 10.14 of Form 10-
QSB filed with the Commission on May 13,
1997).
10.53 Limited Option of First Sale
dated March 21, 1997 between the
Partnership and the Thomas W. Adamson
Family Limited Partnership relating to
the property at 161 E. Campus View
Boulevard, Columbus, Ohio (incorporated
by reference to Exhibit 10.15 of Form 10-
QSB filed with the Commission on May 13,
1997).
10.54 Purchase Agreement dated May
31, 1997 between the Partnership and Shun
Cho Young and Chung Hsi Ho relating to
the property at 6435 Dixie Highway,
Fairfield, Ohio (incorporated by
reference to Exhibit 10.1 of Form 10-QSB
filed with the Commission on August 5,
1997).
10.55 Sale and Leaseback Financing
Commitment dated June 30, 1997 between
AEI Fund Management, Inc. and
Fuddrucker's, Inc. relating to the
property at 12020 Pennsylvania Street,
Thornton, Colorado (incorporated by
reference to Exhibit 10.2 of Form 10-QSB
filed with the Commission on August 5,
1997).
10.56 Letter of Assignment dated July
15, 1997 between the Partnership and AEI
Fund Management, Inc. relating to the
property at 12020 Pennsylvania Street,
Thornton, Colorado (incorporated by
reference to Exhibit 10.3 of Form 10-QSB
filed with the Commission on August 5,
1997).
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.57 Purchase Agreement dated July
25, 1997 between the Partnership and
Calderwood Investments Limited
Partnership relating to the property at
161 E. Campus View Boulevard, Columbus,
Ohio (incorporated by reference to
Exhibit 10.4 of Form 10-QSB filed with
the Commission on August 5, 1997).
10.58 Property Co-Tenancy Ownership
Agreement dated July 28, 1997 between the
Partnership and Calderwood Investments
Limited Partnership relating to the
property at 161 E. Campus View Boulevard,
Columbus, Ohio (incorporated by reference
to Exhibit 10.5 of Form 10-QSB filed with
the Commission on August 5, 1997).
10.59 Net Lease Agreement dated July
30, 1977 between the Partnership and
Fuddrucker's, Inc. relating to the
property at 12020 Pennsylvania Street,
Thornton, Colorado (incorporated by
reference to Exhibit 10.6 of Form 10-QSB
filed with the Commission on August 5,
1997).
10.60 Purchase Agreement dated July
16, 1997 between the Partnership and
Stanley E. LaCorte relating to the
property at 5701 Emerald Coast Parkway,
Destin, Florida (incorporated by
reference to Exhibit 10.1 of Form 10-QSB
filed with the Commission on November 4,
1997).
10.61 Purchase Agreement dated August
19, 1997 between the Partnership and
Truong Hoang, Trustee and Thanh Do,
Trustee of the Hoang-Do Family Living
Trust relating to the property at 5701
Emerald Coast Parkway, Destin, Florida
(incorporated by reference to Exhibit
10.2 of Form 10-QSB filed with the
Commission on November 4, 1997).
10.62 Property Co-Tenancy Ownership
Agreement dated September 9, 1997 between
the Partnership and Truong Hoang, Trustee
and Thanh Do, Trustee of the Hoang-Do
Family Living Trust relating to the
property at 5701 Emerald Coast Parkway,
Destin, Florida (incorporated by
reference to Exhibit 10.3 of Form 10-QSB
filed with the Commission on November 4,
1997).
10.63 Purchase Agreement dated
September 9, 1997 between the Partnership
and Nick DeVito, Inc. relating to the
property at 6867 Highway 90 West, San
Antonio, Texas (incorporated by reference
to Exhibit 10.4 of Form 10-QSB filed with
the Commission on November 4, 1997).
10.64 Purchase Agreement
dated September 12, 1997 between the
Partnership and Ernest E. Ainslie and
Marion B. Ainslie, Trustees of the
Ainslie Living Trust relating to the
property at Old Airport Road and I-81,
Bristol, Virginia.
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.65 Property Co-Tenancy Ownership
Agreement dated September 22, 1997
between the Partnership and Stanley E.
LaCorte relating to the property at 5701
Emerald Coast Parkway, Destin, Florida
(incorporated by reference to Exhibit
10.5 of Form 10-QSB filed with the
Commission on November 4, 1997).
10.66 Property Co-Tenancy Ownership
Agreement dated September 25, 1997
between the Partnership and Nick DeVito,
Inc. relating to the property at 6867
Highway 90 West, San Antonio, Texas
(incorporated by reference to Exhibit
10.6 of Form 10-QSB filed with the
Commission on November 4, 1997).
10.67 Purchase Agreement dated
September 30, 1997 between the
Partnership and Reginald O. Hill, Trustee
of the Reginald O. Hill Trust dated
5/25/95 and Donna Jean Hill, Trustee of
the Donna Jean Hill Trust dated 5/25/95
relating to the property at 6867 Highway
90 West, San Antonio, Texas (incorporated
by reference to Exhibit 10.7 of Form 10-
QSB filed with the Commission on November
4, 1997).
10.68 Purchase Agreement dated
October 5, 1997 between the Partnership
and Anthony Drago, Trustee, U/A DTD
8/19/80, FBO Anthony and Sydelle Drago
Family Trust relating to the property at
6867 Highway 90 West, San Antonio, Texas
(incorporated by reference to Exhibit
10.8 of Form 10-QSB filed with the
Commission on November 4, 1997).
10.69 Property Co-Tenancy Ownership
Agreement dated October 9, 1997 between
the Partnership and Reginald O. Hill,
Trustee of the Reginald O. Hill Trust
dated 5/25/95 and Donna Jean Hill,
Trustee of the Donna Jean Hill Trust
dated 5/25/95 relating to the property at
6867 Highway 90 West, San Antonio, Texas
(incorporated by reference to Exhibit
10.9 of Form 10-QSB filed with the
Commission on November 4, 1997).
10.70 Property Co-Tenancy Ownership
Agreement dated October 24, 1997 between
the Partnership and Anthony Drago,
Trustee, U/A DTD 8/19/80, FBO Anthony and
Sydelle Drago Family Trust relating to
the property at 6867 Highway 90 West, San
Antonio, Texas (incorporated by reference
to Exhibit 10.10 of Form 10-QSB filed
with the Commission on November 4, 1997).
10.71 Property Co-Tenancy
Ownership Agreement dated November 5, 1997
between the Partnership and Ernest E.
Ainslie and Marion B. Ainslie, Trustees
of the Ainslie Living Trust relating to
the property at Old Airport Road and I-
81, Bristol, Virginia.
ITEM 13. EXHIBITS AND REPORTS ON FORM 8-K AND FORM 8-K/A.
(Continued)
A. Exhibits -
Description
10.72 Purchase Agreement
dated November 6, 1997 between the
Partnership and the Helen W. Rehwaldt,
Trustee, Deerwood Revocable Trust
Partnership relating to the property at
Old Airport Road and I-81, Bristol,
Virginia.
10.73 Property Co-Tenancy
Ownership Agreement dated November 21,
1997 between the Partnership and the
Helen W. Rehwaldt, Trustee, Deerwood
Revocable Trust relating to the property
at Old Airport Road and I-81, Bristol,
Virginia.
10.74 Development Financing
Agreement dated December 23, 1997 between
the Partnership, AEI Real Estate Fund XV
Limited Partnership, AEI Net Lease Income
& Growth Fund XIX Limited Partnership,
AEI Real Estate Fund XVII Limited
Partnership and Champps Entertainment,
Inc. relating to the property at 301 West
Big Beaver Road, Troy, Michigan.
10.75 Net Lease Agreement
dated December 23, 1997 between the
Partnership, AEI Real Estate Fund XV
Limited Partnership, AEI Net Lease Income
& Growth Fund XIX Limited Partnership,
AEI Real Estate Fund XVII Limited
Partnership and Champps Entertainment,
Inc. relating to the property at 301 West
Big Beaver Road, Troy, Michigan.
10.76 Assignment of
Development Financing and Leasing
Commitment dated January 26, 1998 between
the Partnership and AEI Fund Management,
Inc. relating to the property at 1150
North Bridge Street, Chillicothe, Ohio.
27 Financial Data Schedule
for year ended December 31, 1997.
B. Reports on Form 8-K and Form 8-K/A - None.
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the
Securities Exchange Act of 1934, the registrant has duly caused
this report to be signed on its behalf by the undersigned,
thereunto duly authorized.
AEI REAL ESTATE FUND XVIII
Limited Partnership
By: AEI Fund Management XVIII, Inc.
Its Managing General Partner
March 23, 1998 By: /s/ Robert P. Johnson
Robert P. Johnson, President and Director
(Principal Executive Officer)
Pursuant to the requirements of the Securities Exchange
Act of 1934, this report has been signed below by the following
persons on behalf of the registrant and in the capacities and on
the dates indicated.
Name Title Date
/s/ Robert P. Johnson President (Principal Executive Officer) March 23, 1998
Robert P. Johnson and Sole Director of Managing General
Partner
/s/ Mark E. Larson Executive Vice President, Treasurer March 23, 1998
Mark E. Larson and Chief Financial Officer
(Principal Accounting Officer)
PURCHASE AGREEMENT
Tractor Supply Company Store - Bristol, VA
This AGREEMENT, entered into effective as of the 12 of Sept, 1997.
l. Parties. Seller is AEI Real Estate Fund XVIII Limited
Partnership which currently owns an undivided 37.6447% interest
in the fee title to that certain real property legally descrbed
in the attached Exhibit "A" (the "Entire Property") Buyer is
Buyer is Ernest E. Ainslie and Marion B. Ainslie, Trustees of the
Ainslie Living Trust dated December 24, 1996, ("Buyer"). Seller
wishes to sell and Buyer wishes to buy a portion as Tenant in
Common of Seller's interest in the Entire Property.
2. Property. The Property to be sold to Buyer in this transaction
consists of an undivided 18.4736 percentage interest
(hereinafter, simply the "Property") as Tenant in Common in the
Entire Property.
3. Purchase Price . The purchase price for this percentage
interest in the Property is $317,000 all cash.
4. Terms. The purchase price for the Property will be paid by
Buyer as follows:
(a) When this agreement is executed, Buyer will pay $5,000
to Seller (which shall be deposited into escrow according to
the terms hereof) (the "First Payment"). The First Payment
will be credited against the purchase price when and if
escrow closes and the sale is completed, or otherwise
disbursed pursuant to the terms of this Agreement.
(b) Buyer will deposit the balance of the purchase price,
$312,000 (the "Second Payment") into escrow in sufficient
time to allow escrow to close on the closing date.
5 Closing Date. Escrow shall close on or before October 6, 1997.
6 . Due Diligence. Buyer will have until the expiration of the
fifth business day (The "Review Period") after delivery of all of
the following items, to be supplied by Seller, to conduct all of
its inspections and due diligence and satisfy itself regarding
each item, the Property, and this transaction. Buyer agrees to
indemnify and hold Seller harmless for any loss or damage to the
Entire Property or persons caused by Buyer or its agents arising
out of such physical inspections of the Entire Property.
(a) The original and one copy of a title insurance
commitment for an Owner's Title insurance policy (see
paragraph 8 below).
(b) Copies of a Certificate of Occupancy or other such
document certifying completion and granting permission to
permanently occupy the improvements on the Entire Property
as are in Seller's possession.
(c) Copies of an "as built" survey of the Entire Property
done concurrent with Seller's acquisition of the Property.
(d) Lease of the Entire Property showing occupancy date,
lease expiration date, rent, and Guarantys, if any,
accompanied by such tenant financial statements as may have
been provided most recently to Seller by the Tenant and/or
Guarantors.
It is a contingency upon Seller's obligations hereunder that
two (2) originals of Co-Tenancy Agreement in the form attached
hereto duly executed by Buyer and Seller and dated on escrow
closing date be delivered to the Seller on the Closing date.
Buyer Initial: /s/ EEA
Purchase Agreement for Tractor Supply - Bristol, VA
Buyer may cancel this agreement for ANY REASON in its sole
discretion by delivering a cancellation notice, return receipt
requested, to Seller and escrow holder before the expiration of
the Review Period. Such notice shall be deemed effective only
upon receipt by Seller.
If Buyer cancels this Agreement as permitted under this
Section, except for any escrow cancellation fees and any
liabilities under sections 15(a) of this Agreement (which will
survive), Buyer (after execution of such documents reasonably
requested by Seller to evidence the termination hereof) shall be
returned its First Payment, and Buyer will have absolutely no
rights, claims or interest of any type in connection with the
Property or this transaction, regardless of any alleged conduct
by Seller or anyone else.
Unless this Agreement is canceled by Buyer pursuant to the
terms hereof, if Buyer fails to make the Second Payment, Seller
shall be entitled to retain the First Payment and Buyer
irrevocably will be deemed to be in default under this Agreement.
Seller may, at its option, retain the First Payment and declare
this Agreement null and void, in which event Buyer will be deemed
to have canceled this Agreement and relinquish all rights in and
to the Property or Seller may exercise its rights under Section
14 hereof. If this Agreement is not canceled and the Second
Payment is made when required, all of Buyer's conditions and
contingencies will be deemed satisfied.
7. Escrow. Escrow shall be opened by Seller and funds deposited
in escrow upon acceptance of this Agreement by both parties. The
escrow holder will be a nationally-recognized escrow company
selected by Seller. A copy of this Agreement will be delivered to
the escrow holder and will serve as escrow instructions together
with the escrow holder's standard instructions and any additional
instructions required by the escrow holder to clarify its rights
and duties (and the parties agree to sign these additional
instructions). If there is any conflict between these other
instructions and this Agreement, this Agreement will control.
8. Title. Closing will be conditioned on the agreement of a
title company selected by Seller to issue an Owner's policy of
title insurance, dated as of the close of escrow, in an amount
equal to the purchase price, insuring that Buyer will own
insurable title to the Property subject only to: the title
company's standard exceptions; current real property taxes and
assessments; survey exceptions; the rights of parties in
possession pursuant to the lease defined in paragraph 11 below;
and other items of record disclosed to Buyer during the Review
Period.
Buyer shall be allowed five (5) days after receipt of said
commitment for examination and the making of any objections to
marketability thereto, said objections to be made in writing or
deemed waived. If any objections are so made, the Seller shall
be allowed eighty (80) days to make such title marketable or in
the alternative to obtain a commitment for insurable title
insuring over Buyer's objections. If Seller shall decide to make
no efforts to make title marketable, or is unable to make title
marketable or obtain insurable title (after execution by Buyer of
such documents reasonably requested by Seller to evidence the
termination hereof) Buyer's First Payment shall be returned and
this Agreement shall be null and void and of no further force and
effect.
Pending correction of title, the payments hereunder required
shall be postponed, but upon correction of title and within ten
(10) days after written notice of correction to the Buyer, the
parties shall perform this Agreement according to its terms.
9. Closing Costs. Seller will pay one-half of escrow fees,
the cost of the title commitment and any brokerage commissions
payable except those brokerage commissions incurred by Buyer.
The Buyer will pay the cost of issuing a Standard Owners Title
Insurance Policy in the full amount of the purchase price, if
Buyer shall decide to purchase the same. Buyer will pay all
recording fees, one-half of the escrow fees, and the cost of an
update to the Survey in Sellers possession (if an update is
required by buyer.) Each
Buyer Initial: /s/ MBA /s/ EEA
Purchase Agreement for Tractor Supply - Bristol, VA
party will pay its own attorney's fees and costs to document and
close this transaction.
10. Real Estate Taxes, Special Assessments and Prorations.
(a) Because the Entire Property (of which the Property is a
part) is subject to a triple net lease (as further set forth
in paragraph 11(a)(i), the parties acknowledge that there
shall be no need for a real estate tax proration. However,
Seller represents that to the best of its knowledge, all
real estate taxes and installments of special assessments
due and payable in all years prior to the year of Closing
have been paid in full. Unpaid levied and pending special
assessments existing on the date of Closing shall be the
responsibility of Buyer and Seller in proportion to their
respective Tenant in Common interests. Seller and Buyer
shall likewise pay all taxes due and payable in the year
after Closing and any unpaid installments of special
assessments payable therewith and therafter, if such unpaid
levied and pending special assessments and real estate taxes
are not paid by any tenant of the Entire Property.
(b) All income and all operating expenses from the Entire
Property shall be prorated between the parties and adjusted
by them as of the date of Closing. Seller shall be entitled
to all income earned and shall be responsible for all
expenses incurred prior to the date of Closing, and Buyer
shall be entitled to its proportionate share of all income
earned and shall be responsible for its proportionate share
of all operating expenses of the Entire Property incurred on
and after the date of closing.
11. Seller's Representation and Agreements.
(a) Seller represents and warrants as of this date that:
(i) Except for the lease in existence between Seller and
Tractor Supply Company ("Tenant"), dated April 10th, 1996,
Seller is not aware of any leases of the Property. The
above referenced lease agreement has a right of first
refusal in favor of the Tenant as set forth in article 34 of
said lease agreement, which right shall apply to any
disposition of the Property by Buyer after this transaction.
(ii) It is not aware of any pending litigation or
condemnation proceedings against the Property or Seller's
interest in the Property.
(iii) Except as previously disclosed to Buyer and as set
forth in paragraph (b) below, Seller is not aware of any
contracts Seller has executed that would be binding on Buyer
after the closing date.
(b) Provided that Buyer performs its obligations when
required, Seller agrees that it will not enter into any new
contracts prior to the Closing Date that would materially
affect the Property and be binding on Buyer after the
Closing Date without Buyer's prior consent, which will not
be unreasonably withheld. However, Buyer acknowledges that
Seller retains the right both prior to and after the Closing
Date to freely transfer all or a portion of Seller's
remaining undivided interest in the Entire Property provided
such sale shall not encumber the Property being purchased by
Buyer in violation of the terms hereof or the contemplated
Co-Tenancy Agreement.
Buyer Initial: /s/ MBA /s/ EEA
Purchase Agreement for Tractor Supply - Bristol, VA
12. Disclosures.
(a) To the best of Seller's knowledge: there are now, and
at the Closing there will be, no material, physical or
mechanical defects of the Property, including, without
limitation, the plumbing, heating, air conditioning,
ventilating, electrical systems, and all such items are in
good operating condition and repair and in compliance with
all applicable governmental , zoning and land use laws,
ordinances, regulations and requirements.
(b) To the best of Seller's knowledge: the use and
operation of the Property now is, and at the time of Closing
will be, in full compliance with applicable building codes,
safety, fire, zoning, and land use laws, and other
applicable local, state and federal laws, ordinances,
regulations and requirements.
(c) Seller knows of no facts nor has Seller failed to
disclose to Buyer any fact known to Seller which would
prevent the use and operation of the Property after the
Closing in the manner in which the Property has been used
and operated prior to the date of this Agreement.
(d) To the best of Seller's knowledge: the Property is not,
and as of the Closing will not be, in violation of any
federal, state or local law, ordinance or regulations
relating to industrial hygiene or to the environmental
conditions on, under, or about the Property including, but
not limited to, soil and groundwater conditions. To the
best of Seller's knowledge: there is no proceeding or
inquiry by any governmental authority with respect to the
presence of Hazardous Materials on the Property or the
migration of Hazardous Materials from or to other property.
Buyer agrees that Seller will have no liability of any type
to Buyer or Buyer's successors, assigns, or affiliates in
connection with any Hazardous Materials on or in connection
with the Property either before or after the Closing Date,
except such Hazardous Materials on or in connection with the
Property arising out of Seller's gross negligence or
intentional misconduct.
(e) Buyer agrees that it shall be purchasing the Property
in its then present condition, as is, where is, and Seller
has no obligations to construct or repair any improvements
thereon or to perform any other act regarding the Property,
except as expressly provided herein.
(f) Buyer acknowledges that, having been given the
opportunity to inspect the Property and such financial
information on the Tenant and Guarantors of the Lease as
Buyer or its advisors shall request, Buyer is relying solely
on its own investigation of the Property and not on any
information provided by Seller or to be provided except as
set forth herein. Buyer further acknowledges that the
information provided and to be provided by Seller with
respect to the Property and to the Tenant and Guarantors of
Lease was obtained from a variety of sources and Seller
neither (a) has made independent investigation or
verification of such information, or (b) makes any
representations as to the accuracy or completeness of such
information. The sale of the Property as provided for
herein is made on an "AS IS" basis, and Buyer expressly
acknowledges that, in consideration of the agreements of
Seller herein, except as otherwise specified herein, Seller
makes no warranty or representation, express or implied, or
arising by operation of law, including, but not limited to,
any warranty or condition, habitability, tenantability,
suitability for commercial purposes, merchantability, or
fitness for a particular purpose, in respect of the
Property.
The provisions (d) - (f) above shall survive closing.
Buyer Initial: /s/ MBA /s/ EEA
Purchase Agreement for Tractor Supply - Bristol, VA
13. Closing.
(a) Before the closing date, Seller will deposit into
escrow an executed general warranty deed with English
covenants of title conveying insurable title of the Property
to Buyer, subject to the encumbrances contained in paragraph
8 above.
(b) On or before the closing date, Buyer will deposit into
escrow: the balance of the purchase price when required
under Section 4; any additional funds required of Buyer,
(pursuant to this agreement or any other agreement executed
by Buyer) to close escrow. Both parties will sign the Co-
Tenancy Agreement, and deliver to the escrow holder any
other documents reasonably required by the escrow holder to
close escrow.
(c) On the closing date, if escrow is in a position to
close, the escrow holder will: record the deed in the
official records of the jurisdiction where the Property is
located; cause the title company to commit to issue the
title policy; immediately deliver to Seller the portion of
the purchase price deposited into escrow by cashier's check
or wire transfer (less debits and prorations, if any);
deliver to Seller and Buyer a signed counterpart of the
escrow holder's certified closing statement and take all
other actions necessary to close escrow.
14. Defaults. If Buyer defaults, Buyer will forfeit all rights
and claims and Seller will be relieved of all obligations and
will be entitled to retain all monies heretofore paid by the
Buyer. In addition, Seller shall retain all remedies available
to Seller at law or in equity.
If Seller shall default, Buyer irrevocably waives any rights
to file a lis pendens, a specific performance action or any other
claim, action or proceeding of any type in connection with the
Property or this or any other transaction involving the Property,
and will not do anything to affect title to the Property or
hinder, delay or prevent any other sale, lease or other
transaction involving the Property (any and all of which will be
null and void), unless: it has paid the First Payment, deposited
the balance of the second payment for the purchase price into
escrow, performed all of its other obligations and satisfied all
conditions under this Agreement, and unconditionally notified
Seller that it stands ready to tender full performance, purchase
the Property and close escrow as per this Agreement, regardless
of any alleged default or misconduct by Seller. Provided,
however, that in no event shall Seller be liable for any actual,
punitive, consequential or speculative damages arising out of any
default by Seller hereunder.
15. Buyer's Representations and Warranties.
a. Buyer represents and warrants to Seller as follows:
(i) In addition to the acts and deeds recited herein and
contemplated to be performed, executed, and delivered by
Buyer, Buyer shall perform, execute and deliver or cause to
be performed, executed, and delivered at the Closing or
after the Closing, any and all further acts, deeds and
assurances as Seller or the Title Company may require and be
reasonable in order to consummate the transactions
contemplated herein.
(ii) Buyer has all requisite power and authority to
consummate the transaction contemplated by this Agreement
and has by proper proceedings duly authorized the execution
and delivery of this Agreement and the consummation of the
transaction contemplated hereby.
(iii) To Buyer's knowledge, neither the execution and
delivery of this Agreement nor the consummation of the
transaction contemplated hereby will violate or be in
conflict with (a) any applicable provisions of law, (b) any
order of any court or other agency of government having
Buyer Initial: /s/ MBA /s/ EEA
Purchase Agreement for Tractor Supply - Bristol, VA
jurisdiction hereof, or (c) any agreement or instrument to
which Buyer is a party or by which Buyer is bound.
16. Damages, Destruction and Eminent Domain.
(a) If, prior to closing, the Property or any part thereof
be destroyed or further damaged by fire, the elements, or
any cause, due to events occurring subsequent to the date of
this Agreement to the extent that the cost of repair exceeds
$10,000.00, this Agreement shall become null and void, at
Buyer's option exercised, if at all, by written notice to
Seller within ten (10) days after Buyer has received written
notice from Seller of said destruction or damage. Seller,
however, shall have the right to adjust or settle any
insured loss until (i) all contingencies set forth in
Paragraph 6 hereof have been satisfied, or waived; and (ii)
any five-day period provided for above in this Subparagraph
16a for Buyer to elect to terminate this Agreement has
expired or Buyer has, by written notice to Seller, waived
Buyer's right to terminate this Agreement. If Buyer elects
to proceed and to consummate the purchase despite said
damage or destruction, there shall be no reduction in or
abatement of the purchase price, and Seller shall assign to
Buyer the Seller's right, title, and interest in and to all
insurance proceeds (pro-rata in relation to the Entire
Property) resulting from said damage or destruction to the
extent that the same are payable with respect to damage to
the Property, subject to rights of any Tenant of the Entire
Property.
If the cost of repair is less than $10,000.00, Buyer shall
be obligated to otherwise perform hereinunder with no
adjustment to the Purchase Price, reduction or abatement,
and Seller shall assign Seller's right, title and interest
in and to all insurance proceeds pro-rata in relation to the
Entire Property, subject to rights of any Tenant of the
Entire Property.
(b) If, prior to closing, the Property, or any part
thereof, is taken by eminent domain, this Agreement shall
become null and void, at Buyer's option. If Buyer elects to
proceed and to consummate the purchase despite said taking,
there shall be no reduction in, or abatement of, the
purchase price, and Seller shall assign to Buyer the
Seller's right, title, and interest in and to any award
made, or to be made, in the condemnation proceeding pro-rata
in relation to the Entire Property, subject to rights of any
Tenant of the Entire Property.
In the event that this Agreement is terminated by Buyer as
provided above in Subparagraph 16a or 16b, the First Payment
shall be immediately returned to Buyer (after execution by Buyer
of such documents reasonably requested by Seller to evidence the
termination hereof).
17. Buyer's 1031 Tax Free Exchange.
While Seller acknowledges that Buyer is purchasing the
Property as "replacement property" to accomplish a tax free
exchange, Buyer acknowledges that Seller has made no
representations, warranties, or agreements to Buyer or Buyer's
agents that the transaction contemplated by the Agreement will
qualify for such tax treatment, nor has there been any reliance
thereon by Buyer respecting the legal or tax implications of the
transactions contemplated hereby. Buyer further represents that
it has sought and obtained such third party advice and counsel as
it deems necessary in regards to the tax implications of this
transaction.
Buyer wishes to novate/assign the ownership rights and
interest of this Purchase Agreement to National 1031 Exchange
Corporation which will act as Accommodator to perfect the 1031
exchange by preparing an agreement of exchange of Real Property
whereby National 1031 Exchange Corporation will be an
independent third party purchasing the ownership interest in
subject property from Seller and selling the ownership interest
in subject property to Buyer under the same terms and conditions
as documented in this Purchase Agreement. Buyer asks the Seller
to cooperate in the perfection of such an exchange at no
additional cost or expense or delay in time. Buyer hereby
Buyer Initial: /s/ MBA /s/ EEA
Purchase Agreement for Tractor Supply - Bristol, VA
indemnifies and holds Seller harmless from any claims and/or
actions resulting from said exchange. Pursuant to the direction
of National 1031 Exchange Corporation, Seller will deed the
property to Buyer.
18. Cancellation
If any party elects to cancel this Contract because of any
breach by another party, the party electing to cancel shall
deliver to escrow agent a notice containing the address of
the party in breach and stating that this Contract shall be
cancelled unless the breach is cured within 13 days
following the delivery of the notice to the escrow agent.
Within three days after receipt of such notice, the escrow
agent shall send it by United States Mail to the party in
breach at the address contained in the Notice and no further
notice shall be required. If the breach is not cured within
the 13 days following the delivery of the notice to the
escrow agent, this Contract shall be cancelled.
19. Miscellaneous.
(a) This Agreement may be amended only by written agreement
signed by both Seller and Buyer, and all waivers must be in
writing and signed by the waiving party. Time is of the
essence. This Agreement will not be construed for or
against a party whether or not that party has drafted this
Agreement. If there is any action or proceeding between the
parties relating to this Agreement the prevailing party will
be entitled to recover attorney's fees and costs. This is
an integrated agreement containing all agreements of the
parties about the Property and the other matters described,
and it supersedes any other agreements or understandings.
Exhibits attached to this Agreement are incorporated into
this Agreement.
(b) If this escrow has not closed by October 6, 1997
through no fault of Seller, Seller may either, at its
election, extend the closing date or exercise any remedy
available to it by law, including terminating this
Agreement.
(c) Funds to be deposited or paid by Buyer must be good and
clear funds in the form of cash, cashier's checks or wire
transfers.
(d) All notices from either of the parties hereto to the
other shall be in writing and shall be considered to have
been duly given or served if sent by first class certified
mail, return receipt requested, postage prepaid, or by a
nationally recognized courier service guaranteeing overnight
delivery to the party at his or its address set forth below,
or to such other address as such party may hereafter
designate by written notice to the other party.
If to Seller:
Attention: Robert P. Johnson
AEI Real Estate Fund XVIII Limited Partnership
1300 Minnesota World Trade Center
30 E. 7th Street
St. Paul, MN 55101
If to Buyer:
Ernest E. and Marion B. Ainslie, Trustees
27901 Via De Costa
San Juan Capistrino, CA 92675
Buyer Initial: /s/ MBA /s/ EEA
Purchase Agreement for Tractor Supply - Bristol, VA
When accepted, this offer will be a binding agreement for
valid and sufficient consideration which will bind and benefit
Buyer, Seller and their respective successors and assigns. Buyer
is submitting this offer by signing a copy of this offer and
delivering it to Seller. Seller has five (5) business days from
receipt within which to accept this offer.
IN WITNESS WHEREOF, the Seller and Buyer have executed this
Agreement effective as of the day and year above first written.
BUYER: THE AINSLIE LIVING TRUST
By: /s/ Ernest E Ainslie, Trustee
Ernest E. Ainslie, Trustee
WITNESS:
/s/ Susan Parks
Susan Parks
(Print Name)
WITNESS:
/s/ Rachelle Santos
Rachelle Santos
(Print Name)
By:/s/ Marion B Ainslie
Marion B. Ainslie, Trustee
WITNESS:
/s/ Susan Parks
Susan Parks
(Print Name)
WITNESS:
/s/ Rachelle Santos
Rachelle Santos
(Print Name)
Buyer Initial: /s/ MBA /s/ EEA
Purchase Agreement for Tractor Supply - Bristol, VA
SELLER: AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP, a
Minnesota limited partnership.
By: AEI Fund Management XVIII, Inc., its corporate general partner
By: /s/ Robert P Johnson
Robert P. Johnson, President
WITNESS:
/s/ Dawn E Campbell
Dawn E Campbell
(Print Name)
WITNESS:
/s/ Jennifer Seck
Jennifer Seck
(Print Name)
Buyer Initial: /s/ MBA /s/ EEA
Purchase Agreement for Tractor Supply - Bristol, VA
EXHIBIT A LEGAL DESCRIPTION
A certain tract of land, containing 2.74 acres, more or less,
situated, lying, and being in the City of Bristol and in the
County of Washington, State of Virginia, as described by metes
and bounds as follows:
Located in Washington County and the City of Bristol,
Virginia within the Wal-mart Shopping Center Development;
being a portion of Tract No. 8 (Wal-Mart Stores, Inc.) as
shown on Plat of Record in Plat Book 4, Page 63, in the
recorders office for Washington County, Virginia; being more
particularly described as follows;
BEGINNING at an iron pin corner to Walnut Grove Church and
Tract 5 of the Wal-Mart Development, thence proceeding with
the line of Walnut Grove Church North 86 degrees 02 minutes 35
seconds West for a distance of 337.57 feet to an iron pin set
this survey; thence leaving the line of Walnut Grove Church
and proceeding with a new line North 46 degrees 10 minutes 34
seconds East for a distance of 591.56 feet to an iron pin set
this survey in the line of Tract 7; said iron pin being on the
south side of said road South 43 degrees 49 minutes 26
seconds East for a distance of 250.00 feet to an iron pin set
this survey and corner to Tract 5; thence with the line of
Tract 5 South 46 degrees 10 minutes 34 seconds West for a
distance of 364.723 feet to the BEGINNING, containing 2.74 acres
more or less as surveyed by Frizzell Engineering July, 1995.
A part or, but NOT all of Tract No. 8 of the subdivision of the
Wal-Mart Shopping Center as shown on a plat dated April 20, 1993
which plat is of record in the Office of the Clerk of the Circuit
Court of Washington County, Virginia in Plat Book 28, pages 42
through 45, and in records of the City of Bristol in Plat Book 4,
pages 60 through 63, to which plat reference is hereto made for a
more particular description.
TOGETHER WITH a non-exclusive easement for the use of the drive
lanes, as set forth in Easements With Convenants And Restrictions
Affecting Land ("ECR") by and between Wal-Mart Stores, Inc., a
Delaware corporation and Lowe's Home Center, Inc., a North
Carolina corporation, dated November 16, 1993, recorded in the
Clerk's Office Circuit Court, County of Washington, Virginia, in
Deed Book 888, page 345.
BEING a portion of the same real estate conveyed to Tractor
Supply Company, a Tennessee corporation by deed from Wal-Mart
Stores, Inc., a Delaware corporation, dated October 2, 1995,
recorded November 29, 1995, recorded in the Clerk's Office,
Circuit Court, County of Washington, Virginia, in Deed Book 931,
page 231, and in the Clerk's Office, Circuit Court, City of
Bristol, Virginia, in Deed Book 329, page 19.
PROPERTY CO-TENANCY
OWNERSHIP AGREEMENT
(Tractor Supply Company Store - Bristol, VA)
THIS CO-TENANCY AGREEMENT,
Made and entered into as of the 5th day of November, 1997, by and
between Ernest E. Ainslie and Marion B. Ainslie, Trustees of the
Ainslie Living Trust dated December 24, 1996,, (hereinafter
called "Ainslie"), and AEI Real Estate Fund XVIII Limited
Partnership (hereinafter called "Fund XVIII") (Ainslie, Fund
XVIII (and any other Owner in Fee where the context so indicates)
being hereinafter sometimes collectively called "Co-Tenants" and
referred to in the neuter gender).
WITNESSETH:
WHEREAS, Fund XVIII presently owns an undivided 19.1711% interest
in and to, and Ainslie presently owns an undivided 18.4736%
interest in and to and the Thomas Adamson Family Limited
Partnership presently owns an undivided 29.1380% interest in and
to, and William and Hazel Mason presently owns an undivided
11.6552% interest in and to, and Arel and Louise Middleton
presently own an undivided 11.6552% interest in and to, and Joyce
R. Scott presently owns an undivided 9.9069% interest (also
referred to herein as Co-Tenant) in and to, the land, situated in
the City of Bristol, County of Washington, and State of Virginia,
(legally described upon Exhibit A attached hereto and hereby made
a part hereof) and in and to the improvements located thereon
(hereinafter called "Premises");
WHEREAS, The parties hereto wish to provide for the orderly
operation and management of the Premises and Ainslie's interest
by Fund XVIII; the continued leasing of space within the
Premises; for the distribution of income from and the pro-rata
sharing in expenses of the Premises.
NOW THEREFORE, in consideration of the purchase by Ainslie of an
undivided interest in and to the Premises, for at least One
Dollar ($1.00) and other good and valuable consideration by the
parties hereto to one another in hand paid, the receipt and
sufficiency of which are hereby acknowledged, and of the mutual
covenants and agreements herein contained, it is hereby agreed by
and between the parties hereto, as follows:
1. The operation and management of the Premises shall be
delegated to Fund XVIII, or its designated agent, successors or
assigns. Provided, however, if Fund XVIII shall sell all of its
interest in the Premises, the duties and obligations of Fund
XVIII respecting management of the Premises as set forth herein,
including but not limited to paragraphs 2, 3, and 4 hereof, shall
be exercised by the holder or holders of a majority undivided co-
tenancy interest in the Premises. Except as hereinafter expressly
provided to the contrary, each of the parties hereto agrees to be
bound by the decisions of Fund XVIII with respect to all
administrative, operational and management matters of the
property comprising the Premises, including but not limited to
the management of the net lease agreement for the Premises. The
parties hereto hereby designate Fund XVIII as their sole and
exclusive agent to deal with, and Fund XVIII retains the sole
right to deal with, any property agent or tenant and to monitor,
execute and enforce the terms of leases of space within the
Premises, including but not limited to any amendments, consents
to assignment, sublet, releases or modifications to leases or
guarantees of lease or easements affecting the Premises, on
behalf of Ainslie. Only Fund XVIII may obligate Ainslie with
respect to any expense for the Premises.
Co-Tenant Initial: /s/ EEA
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
As further set forth in paragraph 2 hereof, Fund XVIII agrees to
require any Tenant of the Premises to name Ainslie as an insured
or additional insured in all insurance policies provided for, or
contemplated by, any lease on the Premises. Fund XVIII shall use
its best efforts to obtain endorsements adding Co-Tenants to said
policies from Tenant within 30 days of commencement of this
agreement. In any event, Fund XVIII shall distribute any
insurance proceeds it may receive, to the extent consistent with
any lease on the Premises, to the Co-Tenants in proportion to
their respective ownership of the Premises.
2. Income, expenses and any net proceeds from a sale of the
Premises shall be allocated among the Co-Tenants in proportion to
their respective share(s) of ownership. Shares of net income
shall be pro-rated for any partial calendar years included within
the term of this Agreement. Fund XVIII may offset against, pay to
itself and deduct from any payment due to Ainslie under this
Agreement, and may pay to itself the amount of Ainslie's share of
any legitimate expenses of the Premises which are not paid by
Ainslie to Fund XVIII or its assigns, within ten (10) days after
demand by Fund XVIII. In the event there is insufficient
operating income from which to deduct Ainslie's unpaid share of
operating expenses, Fund XVIII may pursue any and all legal
remedies for collection.
Operating Expenses shall include all normal operating expense,
including but not limited to: maintenance, utilities, supplies,
labor, management, advertising and promotional expenses, salaries
and wages of rental and management personnel, leasing commissions
to third parties, a monthly accrual to pay insurance premiums,
real estate taxes, installments of special assessments and for
structural repairs and replacements, management fees, legal fees
and accounting fees, but excluding all operating expenses paid by
Tenant under terms of any lease agreement of the Premises.
Ainslie has no requirement to, but has, nonetheless elected to
retain, and agrees to annually reimburse, Fund XVIII in the
amount of $874 for the expenses, direct and indirect, incurred by
Fund XVIII in providing Ainslie with quarterly accounting and
distributions of Ainslie's share of net income and for tracking,
reporting and assessing the calculation of Ainslie's share of
operating expenses incurred from the Premises. This invoice
amount shall be pro-rated for partial years and Ainslie
authorizes Fund XVIII to deduct such amount from Ainslie's share
of revenue from the Premises. Ainslie may terminate this
agreement respecting quarterly accounting and distributions in
this paragraph at any time and seek to collect its share of
rental income directly from the tenant; however, enforcement of
all other provisions of the lease remains the sole right of Fund
XVIII pursuant to section 1 hereof. Fund XVIII may terminate its
obligation under this paragraph upon 30 days notice to Ainslie
prior to the end of each anniversary hereof, unless agreed in
writing to the contrary.
3. Full, accurate and complete books of account shall be kept
in accordance with generally accepted accounting principles at
Fund XVIII's principal office, and each Co-Tenant shall have
access to such books and may inspect and copy any part thereof
during normal business hours. Within ninety (90) days after the
end of each calendar year during the term hereof, Fund XVIII
shall prepare an accurate income statement for the ownership of
the Premises for said calendar year and shall furnish copies of
the same to all Co-Tenants. Quarterly, as its share, Ainslie
shall be entitled to receive 18.4736% of all items of income and
expense generated by the Premises. Upon receipt of said
accounting, if the payments received by each Co-Tenant pursuant
to this Paragraph 3 do not equal, in the aggregate, the amounts
which each are entitled to receive with respect to said calendar
year pursuant to Paragraph 2 hereof, an appropriate adjustment
shall be made so that each Co-Tenant receives the amount to which
it is entitled.
4. If Net Income from the Premises is less than $0.00 (i.e.,
the Premises operates at a loss), or if capital improvements,
repairs, and/or replacements, for which adequate reserves do not
exist, need to be made to the Premises, the
Co-Tenant Initial: /s/ EEA
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
Co-Tenants, upon receipt of a written request therefor from Fund
XVIII, shall, within fifteen (15) business days after receipt of
notice, make payment to Fund XVIII sufficient to pay said net
operating losses and to provide necessary operating capital for
the premises and to pay for said capital improvements, repairs
and/or replacements, all in proportion to their undivided
interests in and to the Premises.
5. Co-Tenants may, at any time, sell, finance, or otherwise
create a lien upon their interest in the Premises but only upon
their interest and not upon any part of the interest held, or
owned, by any other Co-Tenant. All Co-Tenants reserve the right
to escrow proceeds from a sale of their interests in the Premises
to obtain tax deferral by the purchase of replacement property.
6. If any Co-Tenant, shall be in default with respect to any of
its obligations hereunder, and if said default is not corrected
within thirty (30) days after receipt by said defaulting Co-
Tenant of written notice of said default, or within a reasonable
period if said default does not consist solely of a failure to
pay money, the remaining Co-Tenant(s) may resort to any available
remedy to cure said default at law, in equity, or by statute, or
set forth herein.
7. This property management agreement shall continue in full
force and effect and shall bind and inure to the benefit of the
Co-Tenant and their respective heirs, executors, administrators,
personal representatives, successors and permitted assigns until
April 10, 2020 or upon the sale of the entire Premises in
accordance with the terms hereof and proper disbursement of the
proceeds thereof, whichever shall first occur. Unless
specifically identified as a personal contract right or
obligation herein, this agreement shall run with any interest in
the Premises and with the title thereto. Once any person, party
or entity has ceased to have an interest in fee in any poortion
of the Premises, it shall not be bound by, subject to or benefit
from the terms hereof; but its heirs, executors, administrators,
personal representatives, successors or assigns, as the case may
be, shall be substituted for it hereunder. Ainslie agrees to
notify Fund XVIII upon the appointment of any successor trustee,
or any amendment of the Ainslie Loving Trust affecting the powers
of the Trustees to manage or dispose of the Ainslie Trust's
interest in the Premises.
8. Any notice or election required or permitted to be given or
served by any party hereto to, or upon any other, shall be deemed
given or served in accordance with the provisions of this
Agreement, if said notice or elections addressed as follows;
If to Fund XVIII:
AEI Real Estate Fund XVIII Limited Partnership
1300 Minnesota World Trade Center
30 E. Seventh Street
St. Paul, Minnesota 55101
If to Ainslie:
Ernest E. and Marion B. Ainslie, Trustees
27901 Via De Costa
San Juan Capistrano, CA 92675
Co-Tenant Initial:
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
If to Adamson:
Thomas W. Adamson Family Limited Partnership
Wayne Adamson
1400 W. Walnut
Mrion, IL 62959
Gerald Adamson
206 Palm Avenue
Bullhead City, AZ 86430
If to Mason:
William and Hazel Mason
8300 Sawyer Brown Road
#Q308
Nashville, TN 37221
If to Middleton:
Arel D. and Louise B. Middleton
P.O. Box 283
Wasco, OR 97065-0283
If to Scott:
Joyce R. Scott
1562 Rainbow Drive
Santa Ana, CA 92705
Each mailed notice or election shall be deemed to have been given
to, or served upon, the party to which addressed on the date the
same is deposited in the United States certified mail, return
receipt requested, postage prepaid, or given to a nationally
recognized courier service guaranteeing overnight delivery as
properly addressed in the manner above provided. Any party hereto
may change its address for the service of notice hereunder by
delivering written notice of said change to the other parties
hereunder, in the manner above specified, at least ten (10) days
prior to the effective date of said change.
9. This Agreement shall not create any partnership or joint
venture among or between the Co-Tenants or any of them, and the
only relationship among and between the Co-Tenants hereunder
shall be that of owners of the premises as tenants in common
subject to the terms hereof.
10. The unenforceability or invalidity of any provision or
provisions of this Agreement as to any person or circumstances
shall not render that provision, nor any other provision hereof,
unenforceable or invalid as to any other person or circumstances,
and all provisions hereof, in all other respects, shall remain
valid and enforceable.
11. In the event any litigation arises between the parties
hereto relating to this Agreement, or any of the provisions
hereof, the party prevailing in such action shall be entitled to
receive from the losing party, in addition to
Co-Tenant Initial: /s/ MBA /s/ EEA
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
all other relief, remedies and damages to which it is otherwise
entitled, all reasonable costs and expenses, including reasonable
attorneys' fees, incurred by the prevailing party in connection
with said litigation.
12. This Agreement is governed by the Laws of the Commonwealth
of Virginia.
The remainder of this page intentionally left blank.
Co-Tenant Initial: /s/ MBA /s/ EEA
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
IN WITNESS WHEREOF, The parties hereto have caused this Agreement
to be executed and delivered, as of the day and year first above
written.
Ainslie The Ainslie Living Trust
By: /s/ Ernest E Ainslie, Trustee
Ernest E. Ainslie, Trustee
WITNESS:
/s/ Susan Parks
Susan Parks
(Print Name)
WITNESS:
/s/ Rachelle Santos
/s/ Rachelle Santos
(Print Name)
STATE OF CALIFORNIA)
) ss
COUNTY OF ORANGE)
I, a Notary Public in and for the state and county of aforesaid,
hereby certify there appeared before me this 27th day of August,
1997, Ernest E. Ainslie, Trustee, who executed the foregoing
instrument in said capacity and on behalf of the said Trust.
By:/s/ Marion B Ainslie, Trustee
Marion B. Ainslie, Trustee
WITNESS:
/s/ Susan Parks [notary seal]
Susan Parks /s/ Rachelle Santos,
(Print Name) Notary Public
WITNESS:
/s/ Rachelle Santos
Rachelle Santos
(Print Name)
STATE OF CALIFORNIA)
) ss
COUNTY OF ORANGE)
I, a Notary Public in and for the state and county of aforesaid,
hereby certify there appeared before me this 27th day of August,
1997, Marion B. Ainslie, Trustee, who executed the foregoing
instrument in said capacity and on behalf of the said Trust.
Co-Tenant Initial: /s/ MBA /s/ EEA
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
Fund XVIII AEI Real Estate Fund XVIII Limited Partnership
By: AEI Fund Management XVIII, Inc., its corporate general partner
By: /s/ Robert P Johnson
Robert P. Johnson, President
WITNESS:
/s/ Jacqueline F Abbe
Jacqueline F Abbe
(Print Name)
WITNESS:
/s/ Jo Ann Rath
Jo Ann Rath
(Print Name)
State of Minnesota )
) ss.
County of Ramsey )
I, a Notary Public in and for the state and county of aforesaid,
hereby certify there appeared before me this 5th day of November,
1997, Robert P. Johnson, President of AEI Fund Management XVIII,
Inc., corporate general partner of AEI Real Estate Fund XVIIII
Limited Partnership who executed the foregoing instrument in said
capacity and on behalf of the corporation in its capacity as
corporate general partner, on behalf of said limited partnership.
[notary seal] /s/ Laura M Steidl
Notary Public
Co-Tenant Initial: /s/ MBA /s/ EEA
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
EXHIBIT A LEGAL DESCRIPTION
A certain tract of land, containing 2.74 acres, more or less,
situated, lying, and being in the City of Bristol and in the
County of Washington, State of Virginia, as described by metes
and bounds as follows:
Located in Washington County and the City of Bristol,
Virginia within the Wal-mart Shopping Center Development;
being a portion of Tract No. 8 (Wal-Mart Stores, Inc.) as
shown on Plat of Record in Plat Book 4, Page 63, in the
recorders office for Washington County, Virginia; being more
particularly described as follows;
BEGINNING at an iron pin corner to Walnut Grove Church and
Tract 5 of the Wal-Mart Development, thence proceeding with
the line of Walnut Grove Church North 86 degrees 02 minutes 35
seconds West for a distance of 337.57 feet to an iron pin set
this survey; thence leaving the line of Walnut Grove Church
and proceeding with a new line North 46 degrees 10 minutes 34
seconds East for a distance of 591.56 feet to an iron pin set
this survey in the line of Tract 7; said iron pin being on the
south side of said road South 43 degrees 49 minutes 26
seconds East for a distance of 250.00 feet to an iron pin set
this survey and corner to Tract 5; thence with the line of
Tract 5 South 46 degrees 10 minutes 34 seconds West for a
distance of 364.723 feet to the BEGINNING, containing 2.74 acres
more or less as surveyed by Frizzell Engineering July, 1995.
A part or, but NOT all of Tract No. 8 of the subdivision of the
Wal-Mart Shopping Center as shown on a plat dated April 20, 1993
which plat is of record in the Office of the Clerk of the Circuit
Court of Washington County, Virginia in Plat Book 28, pages 42
through 45, and in records of the City of Bristol in Plat Book 4,
pages 60 through 63, to which plat reference is hereto made for a
more particular description.
TOGETHER WITH a non-exclusive easement for the use of the drive
lanes, as set forth in Easements With Convenants And Restrictions
Affecting Land ("ECR") by and between Wal-Mart Stores, Inc., a
Delaware corporation and Lowe's Home Center, Inc., a North
Carolina corporation, dated November 16, 1993, recorded in the
Clerk's Office Circuit Court, County of Washington, Virginia, in
Deed Book 888, page 345.
BEING a portion of the same real estate conveyed to Tractor
Supply Company, a Tennessee corporation by deed from Wal-Mart
Stores, Inc., a Delaware corporation, dated October 2, 1995,
recorded November 29, 1995, recorded in the Clerk's Office,
Circuit Court, County of Washington, Virginia, in Deed Book 931,
page 231, and in the Clerk's Office, Circuit Court, City of
Bristol, Virginia, in Deed Book 329, page 19.
PURCHASE AGREEMENT
Tractor Supply Company Store - Bristol, VA
This AGREEMENT, entered into effective as of the 6th of November,
1997 .
l. Parties. Seller is AEI Real Estate Fund XVIII Limited
Partnership which currently owns an undivided 19.1711% interest
in the fee title to that certain real property legally descrbed
in the attached Exhibit "A" (the "Entire Property") Buyer is
Buyer is Helen W. Rehwaldt, Grantor and Trustee dated 5/25/95,
Deerwood Revocable Trust ("Buyer"). Seller wishes to sell and
Buyer wishes to buy a portion as Tenant in Common of Seller's
interest in the Entire Property.
2. Property. The Property to be sold to Buyer in this transaction
consists of an undivided 11.6553 percentage interest
(hereinafter, simply the "Property") as Tenant in Common in the
Entire Property.
3. Purchase Price . The purchase price for this percentage
interest in the Property is $200,000 all cash.
4. Terms. The purchase price for the Property will be paid by
Buyer as follows:
(a) When this agreement is executed, Buyer will pay $5,000
to Seller (which shall be deposited into escrow according to
the terms hereof) (the "First Payment"). The First Payment
will be credited against the purchase price when and if
escrow closes and the sale is completed, or otherwise
disbursed pursuant to the terms of this Agreement.
(b) Buyer will deposit the balance of the purchase price,
$195,000 (the "Second Payment") into escrow in sufficient
time to allow escrow to close on the closing date.
5 Closing Date. Escrow shall close on or before November 30,
1997.
6 . Due Diligence. Buyer will have until the expiration of the
fifth business day (The "Review Period") after delivery of all of
the following items, to be supplied by Seller, to conduct all of
its inspections and due diligence and satisfy itself regarding
each item, the Property, and this transaction. Buyer agrees to
indemnify and hold Seller harmless for any loss or damage to the
Entire Property or persons caused by Buyer or its agents arising
out of such physical inspections of the Entire Property.
(a) The original and one copy of a title insurance
commitment for an Owner's Title insurance policy (see
paragraph 8 below).
(b) Copies of a Certificate of Occupancy or other such
document certifying completion and granting permission to
permanently occupy the improvements on the Entire Property
as are in Seller's possession.
(c) Copies of an "as built" survey of the Entire Property
done concurrent with Seller's acquisition of the Property.
(d) Lease of the Entire Property showing occupancy date,
lease expiration date, rent, and Guarantys, if any,
accompanied by such tenant financial statements as may have
been provided most recently to Seller by the Tenant and/or
Guarantors.
It is a contingency upon Seller's obligations hereunder that
two (2) originals of Co-Tenancy Agreement in the form attached
hereto duly executed by Buyer and Seller and dated on escrow
closing date be delivered to the Seller on the Closing date.
Buyer Initial: /s/HWR
Purchase Agreement for Tractor Supply - Bristol, VA
Buyer may cancel this agreement for ANY REASON in its sole
discretion by delivering a cancellation notice, return receipt
requested, to Seller and escrow holder before the expiration of
the Review Period. Such notice shall be deemed effective only
upon receipt by Seller.
If Buyer cancels this Agreement as permitted under this
Section, except for any escrow cancellation fees and any
liabilities under sections 15(a) of this Agreement (which will
survive), Buyer (after execution of such documents reasonably
requested by Seller to evidence the termination hereof) shall be
returned its First Payment, and Buyer will have absolutely no
rights, claims or interest of any type in connection with the
Property or this transaction, regardless of any alleged conduct
by Seller or anyone else.
Unless this Agreement is canceled by Buyer pursuant to the
terms hereof, if Buyer fails to make the Second Payment, Seller
shall be entitled to retain the First Payment and Buyer
irrevocably will be deemed to be in default under this Agreement.
Seller may, at its option, retain the First Payment and declare
this Agreement null and void, in which event Buyer will be deemed
to have canceled this Agreement and relinquish all rights in and
to the Property or Seller may exercise its rights under Section
14 hereof. If this Agreement is not canceled and the Second
Payment is made when required, all of Buyer's conditions and
contingencies will be deemed satisfied.
7. Escrow. Escrow shall be opened by Seller and funds deposited
in escrow upon acceptance of this Agreement by both parties. The
escrow holder will be a nationally-recognized escrow company
selected by Seller. A copy of this Agreement will be delivered to
the escrow holder and will serve as escrow instructions together
with the escrow holder's standard instructions and any additional
instructions required by the escrow holder to clarify its rights
and duties (and the parties agree to sign these additional
instructions). If there is any conflict between these other
instructions and this Agreement, this Agreement will control.
8. Title. Closing will be conditioned on the agreement of a
title company selected by Seller to issue an Owner's policy of
title insurance, dated as of the close of escrow, in an amount
equal to the purchase price, insuring that Buyer will own
insurable title to the Property subject only to: the title
company's standard exceptions; current real property taxes and
assessments; survey exceptions; the rights of parties in
possession pursuant to the lease defined in paragraph 11 below;
and other items of record disclosed to Buyer during the Review
Period.
Buyer shall be allowed five (5) days after receipt of said
commitment for examination and the making of any objections to
marketability thereto, said objections to be made in writing or
deemed waived. If any objections are so made, the Seller shall
be allowed eighty (80) days to make such title marketable or in
the alternative to obtain a commitment for insurable title
insuring over Buyer's objections. If Seller shall decide to make
no efforts to make title marketable, or is unable to make title
marketable or obtain insurable title (after execution by Buyer of
such documents reasonably requested by Seller to evidence the
termination hereof) Buyer's First Payment shall be returned and
this Agreement shall be null and void and of no further force and
effect.
Pending correction of title, the payments hereunder required
shall be postponed, but upon correction of title and within ten
(10) days after written notice of correction to the Buyer, the
parties shall perform this Agreement according to its terms.
9. Closing Costs. Seller will pay one-half of escrow fees,
the cost of the title commitment and any brokerage commissions
payable except those brokerage commissions incurred by Buyer.
The Buyer will pay the cost of issuing a Standard Owners Title
Insurance Policy in the full amount of the purchase price, if
Buyer shall decide to purchase the same. Buyer will pay all
recording fees, one-half of the escrow fees, and the cost of an
update to the Survey in Sellers possession (if an update is
required by buyer.) Each
Buyer Initial: /s/HWR
Purchase Agreement for Tractor Supply - Bristol, VA
party will pay its own attorney's fees and costs to document and
close this transaction.
10. Real Estate Taxes, Special Assessments and Prorations.
(a) Because the Entire Property (of which the Property is a
part) is subject to a triple net lease (as further set forth
in paragraph 11(a)(i), the parties acknowledge that there
shall be no need for a real estate tax proration. However,
Seller represents that to the best of its knowledge, all
real estate taxes and installments of special assessments
due and payable in all years prior to the year of Closing
have been paid in full. Unpaid levied and pending special
assessments existing on the date of Closing shall be the
responsibility of Buyer and Seller in proportion to their
respective Tenant in Common interests. Seller and Buyer
shall likewise pay all taxes due and payable in the year
after Closing and any unpaid installments of special
assessments payable therewith and therafter, if such unpaid
levied and pending special assessments and real estate taxes
are not paid by any tenant of the Entire Property.
(b) All income and all operating expenses from the Entire
Property shall be prorated between the parties and adjusted
by them as of the date of Closing. Seller shall be entitled
to all income earned and shall be responsible for all
expenses incurred prior to the date of Closing, and Buyer
shall be entitled to its proportionate share of all income
earned and shall be responsible for its proportionate share
of all operating expenses of the Entire Property incurred on
and after the date of closing.
11. Seller's Representation and Agreements.
(a) Seller represents and warrants as of this date that:
(i) Except for the lease in existence between Seller and
Tractor Supply Company ("Tenant"), dated April 10th, 1996,
Seller is not aware of any leases of the Property. The
above referenced lease agreement has a right of first
refusal in favor of the Tenant as set forth in article 34 of
said lease agreement, which right shall apply to any
disposition of the Property by Buyer after this transaction.
(ii) It is not aware of any pending litigation or
condemnation proceedings against the Property or Seller's
interest in the Property.
(iii) Except as previously disclosed to Buyer and as set
forth in paragraph (b) below, Seller is not aware of any
contracts Seller has executed that would be binding on Buyer
after the closing date.
(b) Provided that Buyer performs its obligations when
required, Seller agrees that it will not enter into any new
contracts prior to the Closing Date that would materially
affect the Property and be binding on Buyer after the
Closing Date without Buyer's prior consent, which will not
be unreasonably withheld. However, Buyer acknowledges that
Seller retains the right both prior to and after the Closing
Date to freely transfer all or a portion of Seller's
remaining undivided interest in the Entire Property provided
such sale shall not encumber the Property being purchased by
Buyer in violation of the terms hereof or the contemplated
Co-Tenancy Agreement.
Buyer Initial: /s/HWR
Purchase Agreement for Tractor Supply - Bristol, VA
12. Disclosures.
(a) To the best of Seller's knowledge: there are now, and
at the Closing there will be, no material, physical or
mechanical defects of the Property, including, without
limitation, the plumbing, heating, air conditioning,
ventilating, electrical systems, and all such items are in
good operating condition and repair and in compliance with
all applicable governmental , zoning and land use laws,
ordinances, regulations and requirements.
(b) To the best of Seller's knowledge: the use and
operation of the Property now is, and at the time of Closing
will be, in full compliance with applicable building codes,
safety, fire, zoning, and land use laws, and other
applicable local, state and federal laws, ordinances,
regulations and requirements.
(c) Seller knows of no facts nor has Seller failed to
disclose to Buyer any fact known to Seller which would
prevent the use and operation of the Property after the
Closing in the manner in which the Property has been used
and operated prior to the date of this Agreement.
(d) To the best of Seller's knowledge: the Property is not,
and as of the Closing will not be, in violation of any
federal, state or local law, ordinance or regulations
relating to industrial hygiene or to the environmental
conditions on, under, or about the Property including, but
not limited to, soil and groundwater conditions. To the
best of Seller's knowledge: there is no proceeding or
inquiry by any governmental authority with respect to the
presence of Hazardous Materials on the Property or the
migration of Hazardous Materials from or to other property.
Buyer agrees that Seller will have no liability of any type
to Buyer or Buyer's successors, assigns, or affiliates in
connection with any Hazardous Materials on or in connection
with the Property either before or after the Closing Date,
except such Hazardous Materials on or in connection with the
Property arising out of Seller's gross negligence or
intentional misconduct.
(e) Buyer agrees that it shall be purchasing the Property
in its then present condition, as is, where is, and Seller
has no obligations to construct or repair any improvements
thereon or to perform any other act regarding the Property,
except as expressly provided herein.
(f) Buyer acknowledges that, having been given the
opportunity to inspect the Property and such financial
information on the Tenant and Guarantors of the Lease as
Buyer or its advisors shall request, Buyer is relying solely
on its own investigation of the Property and not on any
information provided by Seller or to be provided except as
set forth herein. Buyer further acknowledges that the
information provided and to be provided by Seller with
respect to the Property and to the Tenant and Guarantors of
Lease was obtained from a variety of sources and Seller
neither (a) has made independent investigation or
verification of such information, or (b) makes any
representations as to the accuracy or completeness of such
information. The sale of the Property as provided for
herein is made on an "AS IS" basis, and Buyer expressly
acknowledges that, in consideration of the agreements of
Seller herein, except as otherwise specified herein, Seller
makes no warranty or representation, express or implied, or
arising by operation of law, including, but not limited to,
any warranty or condition, habitability, tenantability,
suitability for commercial purposes, merchantability, or
fitness for a particular purpose, in respect of the
Property.
The provisions (d) - (f) above shall survive closing.
Buyer Initial: /s/HWR
Purchase Agreement for Tractor Supply - Bristol, VA
13. Closing.
(a) Before the closing date, Seller will deposit into
escrow an executed general warranty deed with English
covenants of title conveying insurable title of the Property
to Buyer, subject to the encumbrances contained in paragraph
8 above.
(b) On or before the closing date, Buyer will deposit into
escrow: the balance of the purchase price when required
under Section 4; any additional funds required of Buyer,
(pursuant to this agreement or any other agreement executed
by Buyer) to close escrow. Both parties will sign the Co-
Tenancy Agreement, and deliver to the escrow holder any
other documents reasonably required by the escrow holder to
close escrow.
(c) On the closing date, if escrow is in a position to
close, the escrow holder will: record the deed in the
official records of the jurisdiction where the Property is
located; cause the title company to commit to issue the
title policy; immediately deliver to Seller the portion of
the purchase price deposited into escrow by cashier's check
or wire transfer (less debits and prorations, if any);
deliver to Seller and Buyer a signed counterpart of the
escrow holder's certified closing statement and take all
other actions necessary to close escrow.
14. Defaults. If Buyer defaults, Buyer will forfeit all rights
and claims and Seller will be relieved of all obligations and
will be entitled to retain all monies heretofore paid by the
Buyer. In addition, Seller shall retain all remedies available
to Seller at law or in equity.
If Seller shall default, Buyer irrevocably waives any rights
to file a lis pendens, a specific performance action or any other
claim, action or proceeding of any type in connection with the
Property or this or any other transaction involving the Property,
and will not do anything to affect title to the Property or
hinder, delay or prevent any other sale, lease or other
transaction involving the Property (any and all of which will be
null and void), unless: it has paid the First Payment, deposited
the balance of the second payment for the purchase price into
escrow, performed all of its other obligations and satisfied all
conditions under this Agreement, and unconditionally notified
Seller that it stands ready to tender full performance, purchase
the Property and close escrow as per this Agreement, regardless
of any alleged default or misconduct by Seller. Provided,
however, that in no event shall Seller be liable for any actual,
punitive, consequential or speculative damages arising out of any
default by Seller hereunder.
15. Buyer's Representations and Warranties.
a. Buyer represents and warrants to Seller as follows:
(i) In addition to the acts and deeds recited herein and
contemplated to be performed, executed, and delivered by
Buyer, Buyer shall perform, execute and deliver or cause to
be performed, executed, and delivered at the Closing or
after the Closing, any and all further acts, deeds and
assurances as Seller or the Title Company may require and be
reasonable in order to consummate the transactions
contemplated herein.
(ii) Buyer has all requisite power and authority to
consummate the transaction contemplated by this Agreement
and has by proper proceedings duly authorized the execution
and delivery of this Agreement and the consummation of the
transaction contemplated hereby.
(iii) To Buyer's knowledge, neither the execution and
delivery of this Agreement nor the consummation of the
transaction contemplated hereby will violate or be in
conflict with (a) any applicable provisions of law, (b) any
order of any court or other agency of government having
Buyer Initial: /s/HWR
Purchase Agreement for Tractor Supply - Bristol, VA
jurisdiction hereof, or (c) any agreement or instrument to
which Buyer is a party or by which Buyer is bound.
16. Damages, Destruction and Eminent Domain.
(a) If, prior to closing, the Property or any part thereof
be destroyed or further damaged by fire, the elements, or
any cause, due to events occurring subsequent to the date of
this Agreement to the extent that the cost of repair exceeds
$10,000.00, this Agreement shall become null and void, at
Buyer's option exercised, if at all, by written notice to
Seller within ten (10) days after Buyer has received written
notice from Seller of said destruction or damage. Seller,
however, shall have the right to adjust or settle any
insured loss until (i) all contingencies set forth in
Paragraph 6 hereof have been satisfied, or waived; and (ii)
any five-day period provided for above in this Subparagraph
16a for Buyer to elect to terminate this Agreement has
expired or Buyer has, by written notice to Seller, waived
Buyer's right to terminate this Agreement. If Buyer elects
to proceed and to consummate the purchase despite said
damage or destruction, there shall be no reduction in or
abatement of the purchase price, and Seller shall assign to
Buyer the Seller's right, title, and interest in and to all
insurance proceeds (pro-rata in relation to the Entire
Property) resulting from said damage or destruction to the
extent that the same are payable with respect to damage to
the Property, subject to rights of any Tenant of the Entire
Property.
If the cost of repair is less than $10,000.00, Buyer shall
be obligated to otherwise perform hereinunder with no
adjustment to the Purchase Price, reduction or abatement,
and Seller shall assign Seller's right, title and interest
in and to all insurance proceeds pro-rata in relation to the
Entire Property, subject to rights of any Tenant of the
Entire Property.
(b) If, prior to closing, the Property, or any part
thereof, is taken by eminent domain, this Agreement shall
become null and void, at Buyer's option. If Buyer elects to
proceed and to consummate the purchase despite said taking,
there shall be no reduction in, or abatement of, the
purchase price, and Seller shall assign to Buyer the
Seller's right, title, and interest in and to any award
made, or to be made, in the condemnation proceeding pro-rata
in relation to the Entire Property, subject to rights of any
Tenant of the Entire Property.
In the event that this Agreement is terminated by Buyer as
provided above in Subparagraph 16a or 16b, the First Payment
shall be immediately returned to Buyer (after execution by Buyer
of such documents reasonably requested by Seller to evidence the
termination hereof).
17. Buyer's 1031 Tax Free Exchange.
While Seller acknowledges that Buyer is purchasing the
Property as "replacement property" to accomplish a tax free
exchange, Buyer acknowledges that Seller has made no
representations, warranties, or agreements to Buyer or Buyer's
agents that the transaction contemplated by the Agreement will
qualify for such tax treatment, nor has there been any reliance
thereon by Buyer respecting the legal or tax implications of the
transactions contemplated hereby. Buyer further represents that
it has sought and obtained such third party advice and counsel as
it deems necessary in regards to the tax implications of this
transaction.
Buyer wishes to novate/assign the ownership rights and
interest of this Purchase Agreement to 1st national Bank of
Muscatine, Iowa which will act as Accommodator to perfect the
1031 exchange by preparing an agreement of exchange of Real
Property whereby 1st national Bank of Muscatine, Iowa will be an
independent third party purchasing the ownership interest in
subject property from Seller and selling the ownership interest
in subject property to Buyer under the same terms and conditions
as documented in this Purchase Agreement. Buyer asks the Seller
to cooperate in the perfection of such an exchange at no
additional cost or expense or delay in time. Buyer hereby
Buyer Initial: /s/HWR
Purchase Agreement for Tractor Supply - Bristol, VA
indemnifies and holds Seller harmless from any claims and/or
actions resulting from said exchange. Pursuant to the direction
of 1st national Bank of Muscatine, Iowa, Seller will deed the
property to Buyer.
18. Cancellation
If any party elects to cancel this Contract because of any
breach by another party, the party electing to cancel shall
deliver to escrow agent a notice containing the address of
the party in breach and stating that this Contract shall be
cancelled unless the breach is cured within 13 days
following the delivery of the notice to the escrow agent.
Within three days after receipt of such notice, the escrow
agent shall send it by United States Mail to the party in
breach at the address contained in the Notice and no further
notice shall be required. If the breach is not cured within
the 13 days following the delivery of the notice to the
escrow agent, this Contract shall be cancelled.
19. Miscellaneous.
(a) This Agreement may be amended only by written agreement
signed by both Seller and Buyer, and all waivers must be in
writing and signed by the waiving party. Time is of the
essence. This Agreement will not be construed for or
against a party whether or not that party has drafted this
Agreement. If there is any action or proceeding between the
parties relating to this Agreement the prevailing party will
be entitled to recover attorney's fees and costs. This is
an integrated agreement containing all agreements of the
parties about the Property and the other matters described,
and it supersedes any other agreements or understandings.
Exhibits attached to this Agreement are incorporated into
this Agreement.
(b) If this escrow has not closed by November 30, 1997
through no fault of Seller, Seller may either, at its
election, extend the closing date or exercise any remedy
available to it by law, including terminating this
Agreement.
(c) Funds to be deposited or paid by Buyer must be good and
clear funds in the form of cash, cashier's checks or wire
transfers.
(d) All notices from either of the parties hereto to the
other shall be in writing and shall be considered to have
been duly given or served if sent by first class certified
mail, return receipt requested, postage prepaid, or by a
nationally recognized courier service guaranteeing overnight
delivery to the party at his or its address set forth below,
or to such other address as such party may hereafter
designate by written notice to the other party.
If to Seller:
Attention: Robert P. Johnson
AEI Real Estate Fund XVIII Limited Partnership
1300 Minnesota World Trade Center
30 E. 7th Street
St. Paul, MN 55101
If to Buyer:
Helen W. Rehwaldt, Grantor and Trustee
609 West Second Street
Muscatine, IA 52761
Buyer Initial: /s/HWR
Purchase Agreement for Tractor Supply - Bristol, VA
When accepted, this offer will be a binding agreement for
valid and sufficient consideration which will bind and benefit
Buyer, Seller and their respective successors and assigns. Buyer
is submitting this offer by signing a copy of this offer and
delivering it to Seller. Seller has five (5) business days from
receipt within which to accept this offer.
IN WITNESS WHEREOF, the Seller and Buyer have executed this
Agreement effective as of the day and year above first written.
BUYER: Deerwood Revocable Trust
By: /s/ Helen W Rehwaldt
Helen W. Rehwaldt, Grantor and Trustee
WITNESS:
/s/ James A Nepple
James A Nepple
(Print Name)
WITNESS:
/s/ Jeannine A Nepple
Jeannine A Nepple
(Print Name)
Buyer Initial: /s/HWR
Purchase Agreement for Tractor Supply - Bristol, VA
SELLER: AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP, a
Minnesota limited partnership.
By: AEI Fund Management XVIII, Inc., its corporate general partner
By: /s/ Robert P Johnson
Robert P. Johnson, President
WITNESS:
/s/ Laura M Steidl
Laura M Steidl
(Print Name)
WITNESS:
/s/ Keith Dennler
Keith Dennler
(Print Name)
Buyer Initial: /s/HWR
Purchase Agreement for Tractor Supply - Bristol, VA
EXHIBIT A LEGAL DESCRIPTION
A certain tract of land, containing 2.74 acres, more or less,
situated, lying, and being in the City of Bristol and in the
County of Washington, State of Virginia, as described by metes
and bounds as follows:
Located in Washington County and the City of Bristol,
Virginia within the Wal-mart Shopping Center Development;
being a portion of Tract No. 8 (Wal-Mart Stores, Inc.) as
shown on Plat of Record in Plat Book 4, Page 63, in the
recorders office for Washington County, Virginia; being more
particularly described as follows;
BEGINNING at an iron pin corner to Walnut Grove Church and
Tract 5 of the Wal-Mart Development, thence proceeding with
the line of Walnut Grove Church North 86 degrees 02 minutes 35
seconds West for a distance of 337.57 feet to an iron pin set
this survey; thence leaving the line of Walnut Grove Church
and proceeding with a new line North 46 degrees 10 minutes 34
seconds East for a distance of 591.56 feet to an iron pin set
this survey in the line of Tract 7; said iron pin being on the
south side of said road South 43 degrees 49 minutes 26
seconds East for a distance of 250.00 feet to an iron pin set
this survey and corner to Tract 5; thence with the line of
Tract 5 South 46 degrees 10 minutes 34 seconds West for a
distance of 364.723 feet to the BEGINNING, containing 2.74 acres
more or less as surveyed by Frizzell Engineering July, 1995.
A part or, but NOT all of Tract No. 8 of the subdivision of the
Wal-Mart Shopping Center as shown on a plat dated April 20, 1993
which plat is of record in the Office of the Clerk of the Circuit
Court of Washington County, Virginia in Plat Book 28, pages 42
through 45, and in records of the City of Bristol in Plat Book 4,
pages 60 through 63, to which plat reference is hereto made for a
more particular description.
TOGETHER WITH a non-exclusive easement for the use of the drive
lanes, as set forth in Easements With Convenants And Restrictions
Affecting Land ("ECR") by and between Wal-Mart Stores, Inc., a
Delaware corporation and Lowe's Home Center, Inc., a North
Carolina corporation, dated November 16, 1993, recorded in the
Clerk's Office Circuit Court, County of Washington, Virginia, in
Deed Book 888, page 345.
BEING a portion of the same real estate conveyed to Tractor
Supply Company, a Tennessee corporation by deed from Wal-Mart
Stores, Inc., a Delaware corporation, dated October 2, 1995,
recorded November 29, 1995, recorded in the Clerk's Office,
Circuit Court, County of Washington, Virginia, in Deed Book 931,
page 231, and in the Clerk's Office, Circuit Court, City of
Bristol, Virginia, in Deed Book 329, page 19.
PROPERTY CO-TENANCY
OWNERSHIP AGREEMENT
(Tractor Supply Company Store - Bristol, VA)
THIS CO-TENANCY AGREEMENT,
Made and entered into as of the 21st day of November, 1997, by
and between Helen W. Rehwaldt, Grantor and Trustee of the
Deerwood Revocable Trust, dated 5/25/95, (hereinafter called
"Deerwood"), and AEI Real Estate Fund XVIII Limited Partnership
(hereinafter called "Fund XVIII") (Deerwood, Fund XVIII (and any
other Owner in Fee where the context so indicates) being
hereinafter sometimes collectively called "Co-Tenants" and
referred to in the neuter gender).
WITNESSETH:
WHEREAS, Fund XVIII presently owns an undivided 7.5158% interest
in and to, and Deerwood Revocable Trust presently owns an
undivided 11.6553% interest in and to, and Ainslie presently owns
an undivided 18.4736% interest in and to and the Thomas Adamson
Family Limited Partnership presently owns an undivided 29.1380%
interest in and to, and William and Hazel Mason presently owns an
undivided 11.6552% interest in and to, and Arel and Louise
Middleton presently own an undivided 11.6552% interest in and to,
and Joyce R. Scott presently owns an undivided 9.9069% interest
(also referred to herein as Co-Tenant) in and to, the land,
situated in the City of Bristol, County of Washington, and State
of Virginia, (legally described upon Exhibit A attached hereto
and hereby made a part hereof) and in and to the improvements
located thereon (hereinafter called "Premises");
WHEREAS, The parties hereto wish to provide for the orderly
operation and management of the Premises and Deerwood's interest
by Fund XVIII; the continued leasing of space within the
Premises; for the distribution of income from and the pro-rata
sharing in expenses of the Premises.
NOW THEREFORE, in consideration of the purchase by Deerwood of an
undivided interest in and to the Premises, for at least One
Dollar ($1.00) and other good and valuable consideration by the
parties hereto to one another in hand paid, the receipt and
sufficiency of which are hereby acknowledged, and of the mutual
covenants and agreements herein contained, it is hereby agreed by
and between the parties hereto, as follows:
1. The operation and management of the Premises shall be
delegated to Fund XVIII, or its designated agent, successors or
assigns. Provided, however, if Fund XVIII shall sell all of its
interest in the Premises, the duties and obligations of Fund
XVIII respecting management of the Premises as set forth herein,
including but not limited to paragraphs 2, 3, and 4 hereof, shall
be exercised by the holder or holders of a majority undivided co-
tenancy interest in the Premises. Except as hereinafter expressly
provided to the contrary, each of the parties hereto agrees to be
bound by the decisions of Fund XVIII with respect to all
administrative, operational and management matters of the
property comprising the Premises, including but not limited to
the management of the net lease agreement for the Premises. The
parties hereto hereby designate Fund XVIII as their sole and
exclusive agent to deal with, and Fund XVIII retains the sole
right to deal with, any property agent or tenant and to monitor,
execute and enforce the terms of leases of space within the
Premises, including but not limited to any amendments, consents
to assignment, sublet, releases or modifications to leases or
guarantees of lease or easements affecting the Premises, on
behalf of Deerwood. As long as Fund XVIII owns an interest in the
Premises, only Fund XVIII may obligate Deerwood with respect to
any expense for the Premises.
Co-Tenant Initial: /s/ HWR
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
As further set forth in paragraph 2 hereof, Fund XVIII agrees to
require any Tenant of the Premises to name Deerwood as an insured
or additional insured in all insurance policies provided for, or
contemplated by, any lease on the Premises. Fund XVIII shall use
its best efforts to obtain endorsements adding Co-Tenants to said
policies from Tenant within 30 days of commencement of this
agreement. In any event, Fund XVIII shall distribute any
insurance proceeds it may receive, to the extent consistent with
any lease on the Premises, to the Co-Tenants in proportion to
their respective ownership of the Premises.
2. Income, expenses and any net proceeds from a sale of the
Premises shall be allocated among the Co-Tenants in proportion to
their respective share(s) of ownership. Shares of net income
shall be pro-rated for any partial calendar years included within
the term of this Agreement. Fund XVIII may offset against, pay to
itself and deduct from any payment due to Deerwood under this
Agreement, and may pay to itself the amount of Deerwood's share
of any legitimate expenses of the Premises which are not paid by
Deerwood to Fund XVIII or its assigns, within ten (10) days after
demand by Fund XVIII. In the event there is insufficient
operating income from which to deduct Deerwood's unpaid share of
operating expenses, Fund XVIII may pursue any and all legal
remedies for collection.
Operating Expenses shall include all normal operating expense,
including but not limited to: maintenance, utilities, supplies,
labor, management, advertising and promotional expenses, salaries
and wages of rental and management personnel, leasing commissions
to third parties, a monthly accrual to pay insurance premiums,
real estate taxes, installments of special assessments and for
structural repairs and replacements, management fees, legal fees
and accounting fees, but excluding all operating expenses paid by
Tenant under terms of any lease agreement of the Premises.
Deerwood has no requirement to, but has, nonetheless elected to
retain, and agrees to annually reimburse, Fund XVIII in the
amount of $560 for the expenses, direct and indirect, incurred by
Fund XVIII in providing Deerwood with quarterly accounting and
distributions of Deerwood's share of net income and for tracking,
reporting and assessing the calculation of Deerwood's share of
operating expenses incurred from the Premises. This invoice
amount shall be pro-rated for partial years and Deerwood
authorizes Fund XVIII to deduct such amount from Deerwood's share
of revenue from the Premises. Deerwood may terminate this
agreement respecting quarterly accounting and distributions in
this paragraph at any time and seek to collect its share of
rental income directly from the tenant; however, enforcement of
all other provisions of the lease remains the sole right of Fund
XVIII pursuant to section 1 hereof. Fund XVIII may terminate its
obligation under this paragraph upon 30 days notice to Deerwood
prior to the end of each anniversary hereof, unless agreed in
writing to the contrary.
3. Full, accurate and complete books of account shall be kept
in accordance with generally accepted accounting principles at
Fund XVIII's principal office, and each Co-Tenant shall have
access to such books and may inspect and copy any part thereof
during normal business hours. Within ninety (90) days after the
end of each calendar year during the term hereof, Fund XVIII
shall prepare an accurate income statement for the ownership of
the Premises for said calendar year and shall furnish copies of
the same to all Co-Tenants. Quarterly, as its share, Deerwood
shall be entitled to receive 11.6553% of all items of income and
expense generated by the Premises. Upon receipt of said
accounting, if the payments received by each Co-Tenant pursuant
to this Paragraph 3 do not equal, in the aggregate, the amounts
which each are entitled to receive with respect to said calendar
year pursuant to Paragraph 2 hereof, an appropriate adjustment
shall be made so that each Co-Tenant receives the amount to which
it is entitled.
4. If Net Income from the Premises is less than $0.00 (i.e.,
the Premises operates at a loss), or if capital improvements,
repairs, and/or replacements, for which adequate reserves do not
exist, need to be made to the Premises, the
Co-Tenant Initial: /s/ HWR
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
Co-Tenants, upon receipt of a written request therefor from Fund
XVIII, shall, within fifteen (15) business days after receipt of
notice, make payment to Fund XVIII sufficient to pay said net
operating losses and to provide necessary operating capital for
the premises and to pay for said capital improvements, repairs
and/or replacements, all in proportion to their undivided
interests in and to the Premises.
5. Co-Tenants may, at any time, sell, finance, or otherwise
create a lien upon their interest in the Premises but only upon
their interest and not upon any part of the interest held, or
owned, by any other Co-Tenant. All Co-Tenants reserve the right
to escrow proceeds from a sale of their interests in the Premises
to obtain tax deferral by the purchase of replacement property.
6. If any Co-Tenant, shall be in default with respect to any of
its obligations hereunder, and if said default is not corrected
within thirty (30) days after receipt by said defaulting Co-
Tenant of written notice of said default, or within a reasonable
period if said default does not consist solely of a failure to
pay money, the remaining Co-Tenant(s) may resort to any available
remedy to cure said default at law, in equity, or by statute, or
set forth herein.
7. This property management agreement shall continue in full
force and effect and shall bind and inure to the benefit of the
Co-Tenant and their respective heirs, executors, administrators,
personal representatives, successors and permitted assigns until
April 10, 2020 or upon the sale of the entire Premises in
accordance with the terms hereof and proper disbursement of the
proceeds thereof, whichever shall first occur. Unless
specifically identified as a personal contract right or
obligation herein, this agreement shall run with any interest in
the Premises and with the title thereto. Once any person, party
or entity has ceased to have an interest in fee in any poortion
of the Premises, it shall not be bound by, subject to or benefit
from the terms hereof; but its heirs, executors, administrators,
personal representatives, successors or assigns, as the case may
be, shall be substituted for it hereunder. Deerwood agrees to
notify Fund XVIII upon the appointment of any successor trustee,
or any amendment of the Deerwood Revocable Trust affecting the
powers of the Trustees to manage or dispose of the Deerwood
Trust's interest in the Premises.
8. Any notice or election required or permitted to be given or
served by any party hereto to, or upon any other, shall be deemed
given or served in accordance with the provisions of this
Agreement, if said notice or elections addressed as follows;
If to Fund XVIII:
AEI Real Estate Fund XVIII Limited Partnership
1300 Minnesota World Trade Center
30 E. Seventh Street
St. Paul, Minnesota 55101
If to Deerwood:
Deerwood Revocable Trust
Helen W. Rehwaldt, Grantor and Trustee
609 West Second Street
Muscatine, IA 52761
Co-Tenant Initial: /s/ HWR
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
If to Ainslie:
Ernest E. and Marion B. Ainslie, Trustees
27901 Via De Costa
San Juan Capistrano, CA 92675
If to Adamson:
Thomas W. Adamson Family Limited Partnership
Wayne Adamson
1400 W. Walnut
Mrion, IL 62959
Gerald Adamson
206 Palm Avenue
Bullhead City, AZ 86430
If to Mason:
William and Hazel Mason
8300 Sawyer Brown Road
#Q308
Nashville, TN 37221
If to Middleton:
Arel D. and Louise B. Middleton
P.O. Box 283
Wasco, OR 97065-0283
If to Scott:
Joyce R. Scott
1562 Rainbow Drive
Santa Ana, CA 92705
Each mailed notice or election shall be deemed to have been given
to, or served upon, the party to which addressed on the date the
same is deposited in the United States certified mail, return
receipt requested, postage prepaid, or given to a nationally
recognized courier service guaranteeing overnight delivery as
properly addressed in the manner above provided. Any party hereto
may change its address for the service of notice hereunder by
delivering written notice of said change to the other parties
hereunder, in the manner above specified, at least ten (10) days
prior to the effective date of said change.
9. This Agreement shall not create any partnership or joint
venture among or between the Co-Tenants or any of them, and the
only relationship among and between the Co-Tenants hereunder
shall be that of owners of the premises as tenants in common
subject to the terms hereof.
10. The unenforceability or invalidity of any provision or
provisions of this Agreement as to any person or circumstances
shall not render that provision, nor any other provision hereof,
unenforceable or invalid as to any
Co-Tenant Initial: /s/ HWR
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
other person or circumstances, and all provisions hereof, in all
other respects, shall remain valid and enforceable.
11. In the event any litigation arises between the parties
hereto relating to this Agreement, or any of the provisions
hereof, the party prevailing in such action shall be entitled to
receive from the losing party, in addition to all other relief,
remedies and damages to which it is otherwise entitled, all
reasonable costs and expenses, including reasonable attorneys'
fees, incurred by the prevailing party in connection with said
litigation.
12. This Agreement is governed by the Laws of the Commonwealth
of Virginia.
IN WITNESS WHEREOF, The parties hereto have caused this Agreement
to be executed and delivered, as of the day and year first above
written.
Deerwood Deerwood Revocable Trust
By: /s/ Helen W Rehwaldt
Helen W. Rehwaldt, Grantor and Trustee
WITNESS:
/s/ Jeannine A Nepple
Jeannine A Nepple
(Print Name)
WITNESS:
/s/ Scott G Nepple
Scott G Nepple
(Print Name)
STATE OF IOWA)
) ss
COUNTY OF MUSCATINE)
I, a Notary Public in and for the state and county of aforesaid,
hereby certify there appeared before me this 6th day of November,
1997, Helen W. Rehwaldt, Grantor and Trustee, who executed the
foregoing instrument in said capacity and on behalf of the said
Trust.
/s/ James A Nepple
[notary seal]
Co-Tenant Initial: /s/ HWR
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
Fund XVIII AEI Real Estate Fund XVIII Limited Partnership
By: AEI Fund Management XVIII, Inc., its corporate general partner
By:/s/ Robert P Johnson
Robert P. Johnson, President
WITNESS:
/s/ Dawn E Campbell
Dawn E Campbell
(Print Name)
WITNESS:
/s/ Debra L Achman
Debra L Achman
(Print Name)
State of Minnesota )
) ss.
County of Ramsey )
I, a Notary Public in and for the state and county of aforesaid,
hereby certify there appeared before me this 21st day of
November, 1997, Robert P. Johnson, President of AEI Fund
Management XVIII, Inc., corporate general partner of AEI Real
Estate Fund XVIIII Limited Partnership who executed the foregoing
instrument in said capacity and on behalf of the corporation in
its capacity as corporate general partner, on behalf of said
limited partnership.
/s/ Laura M Steidl
Notary Public
[notary seal]
Co-Tenant Initial: /s/ HWR
Co-Tenancy Agreement for Tractor Supply Company, Bristol, VA
EXHIBIT A LEGAL DESCRIPTION
A certain tract of land, containing 2.74 acres, more or less,
situated, lying, and being in the City of Bristol and in the
County of Washington, State of Virginia, as described by metes
and bounds as follows:
Located in Washington County and the City of Bristol,
Virginia within the Wal-mart Shopping Center Development;
being a portion of Tract No. 8 (Wal-Mart Stores, Inc.) as
shown on Plat of Record in Plat Book 4, Page 63, in the
recorders office for Washington County, Virginia; being more
particularly described as follows;
BEGINNING at an iron pin corner to Walnut Grove Church and
Tract 5 of the Wal-Mart Development, thence proceeding with
the line of Walnut Grove Church North 86 degrees 02 minutes 35
seconds West for a distance of 337.57 feet to an iron pin set
this survey; thence leaving the line of Walnut Grove Church
and proceeding with a new line North 46 degrees 10 minutes 34
seconds East for a distance of 591.56 feet to an iron pin set
this survey in the line of Tract 7; said iron pin being on the
south side of said road South 43 degrees 49 minutes 26
seconds East for a distance of 250.00 feet to an iron pin set
this survey and corner to Tract 5; thence with the line of
Tract 5 South 46 degrees 10 minutes 34 seconds West for a
distance of 364.723 feet to the BEGINNING, containing 2.74 acres
more or less as surveyed by Frizzell Engineering July, 1995.
A part or, but NOT all of Tract No. 8 of the subdivision of the
Wal-Mart Shopping Center as shown on a plat dated April 20, 1993
which plat is of record in the Office of the Clerk of the Circuit
Court of Washington County, Virginia in Plat Book 28, pages 42
through 45, and in records of the City of Bristol in Plat Book 4,
pages 60 through 63, to which plat reference is hereto made for a
more particular description.
TOGETHER WITH a non-exclusive easement for the use of the drive
lanes, as set forth in Easements With Convenants And Restrictions
Affecting Land ("ECR") by and between Wal-Mart Stores, Inc., a
Delaware corporation and Lowe's Home Center, Inc., a North
Carolina corporation, dated November 16, 1993, recorded in the
Clerk's Office Circuit Court, County of Washington, Virginia, in
Deed Book 888, page 345.
BEING a portion of the same real estate conveyed to Tractor
Supply Company, a Tennessee corporation by deed from Wal-Mart
Stores, Inc., a Delaware corporation, dated October 2, 1995,
recorded November 29, 1995, recorded in the Clerk's Office,
Circuit Court, County of Washington, Virginia, in Deed Book 931,
page 231, and in the Clerk's Office, Circuit Court, City of
Bristol, Virginia, in Deed Book 329, page 19.
DEVELOPMENT FINANCING AGREEMENT
THIS AGREEMENT, made and entered into effective as of
this 23rd day of December, 1997, by and between Champps
Entertainment, Inc. ("Lessee"), whose address is 55
Ferncroft Road, Danvers, Massachusetts 01923-4001, and AEI
Net Lease Income & Growth Fund XIX Limited Partnership, AEI
Real Estate Fund XV Limited Partnership, AEI Real Estate
Fund XVII Limited Partnership, and AEI Real Estate Fund
XVIII Limited Partnership ("Lessor"), whose address is Suite
1300, World Trade Center, Saint Paul, Minnesota 55102.
W I T N E S S E T H, that:
WHEREAS, Lessee is contemplating building on the
premises described in Exhibit "A" attached hereto the
following Improvements :
Construction of an approximately 11,100 square foot
building and improvements to be used as a Champps
Restaurant.
WHEREAS, Lessee has made application to Lessor for
development financing to defray the costs of constructing
such Improvements;
WHEREAS, Lessor's Assignor has issued t Lesee its
Development Financing and Leasing Commitment to advance
funds in the amount hereinafter specified, subject to
compliance with the terms and conditions of this Development
Financing Agreement and the Net Lease Agreement (the
"Lease") of even date herewith;
NOW THEREFORE, in consideration of entering into the
Lease and other good and valuable consideration, the receipt
of which is hereby acknowledged by the parties hereto, the
parties hereto agree as follows:
ARTICLE I
DEFINITIONS
For purposes of this Agreement, the following terms shall
have the following meanings:
1. "Application" shall mean Lessee's application
to the Lessor for the Development Financing the terms and
conditions of which are incorporated herein by reference.
2. "Architect's Contract" shall mean Lessee's
contract with the Project Architect.
3. "Commitment" shall mean Lessor's Commitment
to Lessee agreeing to provide the Development Financing.
(The "Development Financing and Leasing Commitment" dated of
even date herewith.)
4. "Completion Date" shall mean midnight,
October 1, 1998, subject to Force Majeure, as defined herein.
5. "Construction Costs" shall mean land costs,
all costs paid to construct and complete the Improvements,
as specified on Exhibit "B" attached hereto and made a part
hereof.
6. "Construction Contracts" shall mean the
contracts between Lessee and Contractors for the furnishing
of labor, services or materials to the Leased Premises in
connection with the construction of the Improvements.
7. "Contractors" shall mean those firms directly
engaged by Lessee to construct the Improvements, whether one
or more.
8. "Contract Documents" shall mean the Project
Architect's Contract, Plans and Specifications and the
contract with the Contractor.
9. "Development Financing" shall mean the funds
to be made available pursuant to the Commitment and not to
exceed the lesser of the Construction Costs or the maximum
loan amount of Four Million Five Hundred Ten Thousand
Dollars ($4,510,000) as specified in the Commitment.
10. "Development Financing and Carrying Charges"
shall mean all fees, taxes and charges incurred under the
Development Financing and in the construction of the
Improvements including, but not limited to, non-refundable
commitment fees; interest charges, service and inspection
fees, attorney's fees, title insurance fees and charges,
recording fees and insurance premiums.
11. "Development Financing Documents" shall mean
this Agreement, the Lease, Assignment of Architects and
Construction Contracts, Guarantees, and such other documents
given to the Lessor as security for the Development
Financing.
12. "LTIC-CDD" shall mean Lawyers Title
Insurance Corporation, Construction Disbursement Department,
the nationally recognized title insurer, or Lessor's in-
house designee, to be LTIC-CDD under the Development
Financing Disbursement Agreement executed by and between the
parties of even date herewith.
13. "Final Disbursement Date" shall mean the
date of the final disbursement of the Development Financing
provided hereunder.
14. "Improvements" shall mean the structures and
other improvements to be constructed on the Leased Premises
in accordance with the Plans and Specifications.
15. "Initial Disbursed Funds" shall mean those
funds disbursed on the Closing Date for land acquisition and
related soft costs upon Lessor's acquisition of the Leased
Premises.
16. "Inspecting Architect" shall mean the
architect, if any, hired by Lessor to perform inspections of
the premises. An Inspecting Architect may only be engaged
by Lessor in the event of a default relating to construction
of the Improvements under the Development Financing Documents.
17. "Leased Premises" shall mean the real
property described in the Exhibit "A" attached to this
Agreement, together with all Improvements, equipment and
fixtures thereon.
18. "Lessee Equity" shall mean the final
Construction Costs less the amount of the Development Financing.
19. "Plans and Specifications" shall mean the
plans and specifications prepared by the Project Architect
who shall be licensed in the jurisdiction of the Leased
Premises and selected by Lessee.
20. "Project" shall mean the construction of the
Improvements on the Leased Premises.
21. "Project Architect" shall mean the architect
retained by Lessee to design and supervise construction of
the Improvements.
22. "Rental Modification Date" shall mean a date
one hundred and eighty days (180) from the date hereof.
23. "Sub-Contractors" shall mean those persons
furnishing labor or materials for the Project pursuant to
the Sub-Contracts.
24. "Sub-Contracts" shall mean the contracts
between the Contractor and its materialmen and mechanics in
the furnishing of labor or materials for the Project.
25. "Title" shall mean Lawyers Title Insurance
Corporation issuing the Lessor's fee owner's title insurance
policy.
ARTICLE II
THE DEVELOPMENT FINANCING
Subject to compliance with the provisions of this
Agreement, Lessor agrees to advance to Lessee, and Lessee
agrees to request from Lessor, the Development Financing.
The Development Financing shall be advanced in stages by
Lessor to LTIC-CDD and disbursed by LTIC-CDD pursuant to the
provisions of Article VIII hereof. The Development
Financing, or so much thereof as has been advanced
hereunder, shall bear interest at the rate and shall be
repaid in accordance with the terms hereof and the Lease.
The proceeds of the Development Financing shall be used
exclusively for the purposes of defraying Construction
Costs.
ARTICLE III
N/A
ARTICLE IV
CONSTRUCTION OF IMPROVEMENTS
Lessee agrees to commence construction of the
Improvements within thirty (30) days from the date of this
Agreement. After commencement of construction of any
Improvements, Lessee agrees to diligently pursue said
construction to completion, and to supply such moneys and to
perform such duties as may be necessary to complete the
construction of said Improvements pursuant to the Plans and
Specifications and in full compliance with all terms and
conditions of this Agreement and the Development Financing
Documents, all of which shall be accomplished on or before
the Completion Date, subject to Force Majeure and without
liens, claims or assessments (actual or contingent) asserted
against the Leased Premises for any material, labor or other
items furnished in connection therewith, subject to Lessee's
right to contest such liens, claims, or assessments provided
the same are removed as a lien upon the Leased Premises
prior to foreclosure of such lien, and all in full
compliance with all construction, use, building, zoning and
other similar requirements of any pertinent governmental
jurisdiction. Lessee will provide to Lessor, upon request,
evidence of satisfactory compliance with all the above
requirements.
ARTICLE V
REPRESENTATIONS AND WARRANTIES OF THE LESSEE
Lessee hereby represents and warrants to the Lessor, which
representations and warranties shall be deemed to be
restated by Lessee each time Lessor makes an advance of the
Development Financing, that:
1. VALIDITY OF DEVELOPMENT FINANCING DOCUMENTS - The
Development Financing Documents are in all respects legal,
valid and binding according to their terms.
2. NO PRIOR LIEN ON FIXTURES - No mortgage, bill of sale,
security agreement, financing statement, or other title
retention agreement (except those executed in favor of
Lessor) has been, or will be, executed with respect to any
fixture (except Lessee's trade fixtures not financed with
this Development Financing) used in conjunction with the
construction, operation or maintenance of the improvements.
3. CONFLICTING TRANSACTION OF LESSEE - The consummation of
the transactions hereby contemplated and the performance of
the obligations of Lessee under and by virtue of the
Development Financing Documents will not result in any
breach of, or constitute a default under, any mortgage,
lease, bank loan or credit agreement, corporate charter, by-
laws, partnership agreement, or other instrument to which
Lessee is a party or by which it may be bound or affected,
the breach of which would materially affect Lessee's ability
to perform its obligations hereunder.
4. PENDING LITIGATION - There are no actions, suits or
proceedings pending, or to the knowledge of Lessee
threatened, against or affecting it or the Leased Premises,
or involving the validity or enforceability of any of the
Development Financing Documents, at law or in equity, or
before or by any governmental authority, except actions,
suits and proceedings that are fully covered by insurance or
which, if adversely determined would not substantially
impair the ability of Lessee to perform each and every one
of its obligations under and by virtue of the Development
Financing Documents; and to the Lessee's knowledge it is not
in default with respect to any order, writ, injunction,
decree or demand of any court or any governmental authority.
5. VIOLATIONS OF GOVERNMENTAL LAW, ORDINANCES OR REGULATIONS
- - To the best knowledge of Lessee, there are no violations
or notices of violations of any federal or state law or
municipal ordinance or order or requirement of the State in
which the Leased Premises are located or any municipal
department or other governmental authority having
jurisdiction affecting the Leased Premises, which violations
in any way have a material adverse affect on the Leased
Premises and which remain uncured after notice by such
governmental authority or department (if notice is required)
and the expiration of the time within which Lessee may cure
such violation, or if no time limitation is specified,
within a reasonable time after notice to cure such violation.
6. COMPLIANCE WITH ZONING ORDINANCES AND SIMILAR LAWS - To
the best knowledge of Lessee, the Plans and Specifications
and construction pursuant thereto and the use of the Leased
Premises contemplated thereby comply and will comply with
all present governmental laws and regulations and
requirements, zoning ordinances, standards, and regulations
of all governmental bodies exercising jurisdiction over the
Leased Premises. Lessee agrees to provide the Project
Architect's certification to such effect prior to the
funding of the first disbursement under the Development
Financing.
7. LESSEE'S STATUS AND AUTHORITY - If the Lessee be a
corporation, limited liability company, trust or a
partnership, Lessee warrants and represents that (i) it is
duly organized, existing and in good standing under the laws
of the state in which it is incorporated or created; (ii) it
is duly qualified to do business and is in good standing in
the state in which the Leased Premises are located; (iii) it
has the corporate or other power, authority and legal right
to carry on the business now being conducted by it and to
engage in the transactions contemplated by this Agreement
and the Development Financing Documents; and (iv) the
execution and delivery of this Agreement and the Development
Financing Documents and the performance and observance of
the provisions hereof and thereof have been (or future acts
will be) duly authorized by all necessary trust,
partnership, or corporate actions of Lessee. Lessee will
furnish such resolutions, affidavits and opinions of counsel
to such effect as Lessor may reasonably require.
8. AVAILABILITY OF UTILITIES - All utility services
necessary for the construction of the Improvements will be
available prior to the commencement of construction, and all
utility services necessary for the proper operation of the
Improvements for their intended purposes are available at
the Leased Premises or will be available at the Leased
Premises prior to the Final Disbursement Date, at
commercially comparable utility rates and hook-up charges
for the vicinity, including water supply, storm and sanitary
sewer facilities, gas, electricity and telephone facilities.
Lessee shall furnish evidence of such availability of
utilities from time to time at Lessor's request.
9. BUILDING PERMITS - All building permits required for the
construction of the Improvements have been obtained prior to
the commencement of the construction of the Improvements and
copies of same will be delivered to Lessor.
10. CONDITION OF LEASED PREMISES - The Leased Premises
are not now damaged or injured as a result of any fire,
explosion, accident, flood or other casualty, nor to the
best of Lessee's knowledge, subject to any action in eminent
domain.
11. APPROVAL OF PLANS AND SPECIFICATIONS - To the best
knowledge of Lessee in reliance upon the Project Architect's
certification to such effect, the Plans and Specifications
conform to the requirements and conditions set out by
applicable law or any effective restrictive covenant, to all
governmental authorities which exercise jurisdiction over
the Leased Premises or the construction thereon, and no
construction will be commenced upon the Leased Premises
until said Plans and Specifications shall have been approved
by Lessor, which consent shall not be unreasonably withheld
or delayed and shall be given or withheld within ten
business days after written request therefor. Subject to
Article VI, paragraph 14, no material changes are to be made
in the Plans and Specifications as approved without Lessor's
prior consent, which consent shall not be unreasonably
withheld or delayed and shall be given or withheld within
ten business days after written request therefor; except,
after prior written notice to Lessor, provided the
Development Financing shall remain in balance as set forth
in Article VII, paragraph 3 herein, Lessor shall consent to
reallocation among line items or use of the Construction
Contingency in the aggregate of not more than the amount
budgeted as set forth on Exhibit B for Construction
Contingency, unless Lessee shall deposit Owner Equity with
LTIC-CDD in the amount of such excess over the budgeted
amount.
12. CONSTRUCTION CONTRACTS - Lessee has entered into
contracts with the Contractors or separate contracts with
materialmen and laborers providing for the construction of
the Improvements. Lessee will cause the Contractors to
promptly furnish Lessor with the complete list of all Sub-
contractors or entities as and when under contract, which
Contractors propose to engage to furnish labor and/or
materials in constructing the Improvements (such list
containing the names, addresses, and amounts of such sub-
contracts as written in excess individually of $5,000, and
prior to disbursement of funds to or for the benefit of such
Subcontractors, affidavits of authorized signatory and other
documents commercially reasonably required by Title to
insure that the Leased Premises remain lien free) and will
from time to time furnish Lessor or Title with true copies
of all Contracts entered into by Lessee and with the terms
of all verbal agreements therefor, if any, and as to
subcontractors, letters signed by sub-contractors whose
contracts are in excess of $5,000 setting forth the present
amount of their contract and the amounts remaining to be
paid under that contract, if the same information is not
stated on a lien waiver reflecting the most currently
requested payment to such subcontractor.
13. BROKERAGE COMMISSIONS - No brokerage commissions are
due in connection with the transaction contemplated hereby
or if there are commissions due or payable the same will be
paid by Lessee. Lessee agrees to and shall indemnify Lessor
from any liability, claims or losses arising by reason of
any such brokerage commissions. This provision shall
survive the repayment of the Development Financing and shall
continue in full force and effect so long as the possibility
of such liability, claims or losses exists.
14. NO PRIOR WORK - Except as may have been permitted by
Lessor, no work or construction has been commenced or will
be commenced by or on behalf of Lessee on the Leased
Premises, nor has Lessee entered into any contracts or
agreements for such work or construction which could result
in the imposition of a mechanic's or materialmen's lien on
the Leased Premises or the Improvements prior to or on
parity with the interest of Lessor.
15. ENVIRONMENTAL IMPACT STATEMENT - All required
environmental impact statements as required by any
governmental authority having jurisdiction over the Leased
Premises or the construction of the Improvements have been
duly filed and approved.
16. ACCESS - The Leased Premises front on a publicly
maintained road or street or have access to such a road or
street under an easement or private way, which is not
subject to a reversion in favor of any party.
17. FINANCIAL INFORMATION - Any financial statements
heretofore delivered to Lessor are true and correct in all
respects, have been prepared in accordance with generally
accepted accounting practice, and fairly present the
respective financial conditions of the subject thereof as of
the respective dates thereof and no materially adverse
change has occurred in the financial conditions reflected
therein since the respective dates thereof.
ARTICLE VI
COVENANTS OF LESSEE
Lessee hereby covenants and agrees with Lessor as follows:
1. SURVEYS - Prior to execution of any Development Financing
Documents and prior to the initial request for a
Disbursement (as defined in Article VIII hereof), Lessee has
furnished to Lessor three copies of a current perimeter land
survey, in form and substance satisfactory to Lessor,
certified to Lessor, giving a description of the Leased
Premises and showing all encroachments onto or from the
Leased Premises, currently certified by a registered
surveyor and bearing his registry number and showing access
rights, easements, or utilities, rights of way, all setback
requirements upon the Leased Premises, improvements, matters
affecting title and such other items as Lessor may
reasonably request.
2. TITLE INSURANCE - Prior to the initial request for
Disbursement the Lessee has furnished Lessor with an ALTA
policy of title insurance, and prior to any subsequent
request for Disbursement such ALTA policy of title insurance
shall be brought down to the date of Disbursement by
endorsement, all in form and substance satisfactory to
Lessor issued at the Lessee's expense and written by Title
insuring the Leased Premises to be marketable, free from
exceptions for mechanic's and materialmen's liens and free
from other exceptions not previously approved by the Lessor,
naming Lessor as fee owner insured to the extent of advances
made hereunder subject only to such exceptions as may be
reasonably approved by Lessor.
3. RESTRICTIONS ON CONVEYANCE OR SECONDARY FINANCING -
Lessee will not transfer, sell, convey or encumber the
Leased Premises or subject the Leased Premises to any
secondary financing in any way without the written consent
of the Lessor, except as permitted in Article V, paragraph 2
relating to trade fixture financing sources or suppliers.
4. INSURANCE - To obtain or cause Contractor to obtain and
maintain such insurance or evidence of insurance as Lessor
may reasonably require, including but not limited to the
following:
(a) BUILDER'S RISK INSURANCE - Builder's Risk
Insurance written on the so-called "Builder's Risk-Completed
Value Basis" in an amount equal to the full replacement cost
of the Improvements at the date of completion with coverage
available on the so-called multiple peril form of policy,
including coverage against collapse and water damage, naming
Lessor as additional named insured, such insurance to be in
such amounts and form and written by such companies as shall
be reasonably approved by Lessor, and the originals of such
policies (together with appropriate endorsement thereto,
evidence of payment of premiums thereon and written
agreements by the insurer or insurers therein to give Lessor
ten (10) days' prior written notice of any intention to
cancel) shall be promptly delivered to Lessor, said
insurance coverage to be kept in full force and effect at
all times until the completion of construction of the
Improvements.
(b) HAZARD INSURANCE - Fire and Extended
Coverage Insurance, and such other hazard insurance as
Lessor may require and as called for in the Lease in an
amount equal to the full replacement cost of the
Improvements naming Lessor as an additional named insured,
such insurance to be in such amounts and form and written by
such companies as shall be reasonably approved by Lessor,
and the originals of such policies (together with
appropriate endorsements thereto, evidence of payment of
premiums thereon and written agreement by the insurer or
insurers therein to give Lessor ten (10) days' prior written
notice of any intention to cancel) shall be promptly
obtained and delivered to Lessor immediately upon completion
of the construction of the Improvements and before any
portion is occupied by Lessee or any tenant of Lessee with
such insurance to be kept in full force and effect at all
times thereafter.
(c) PUBLIC LIABILITY - Comprehensive public
liability insurance (including operations, contingent
liability operations, operations of sub- contractors,
completed operations and contractual liability insurance) in
limits of coverage as set forth in the Lease.
(d) WORKMEN'S COMPENSATION INSURANCE - Evidence
of compliance with the required coverage under statutory
workmen's compensation requirements.
5. COLLECTION OF INSURANCE PROCEEDS - To cooperate with
Lessor in obtaining for Lessor the benefits of any insurance
or other proceeds lawfully or equitably payable to it in
connection with the transaction contemplated hereby and the
collection of any indebtedness or obligation of the Lessee
to Lessor incurred hereunder (including the payment by
Lessee of the expense of an independent appraisal on behalf
of Lessor in case of a fire or other casualty affecting the
Leased Premises).
6. APPLICATION OF DEVELOPMENT FINANCING PROCEEDS - To use
the proceeds of the Development Financing solely for the
purpose of paying for Construction Costs and such incidental
costs relative to the construction as may be reasonably
approved from time to time in writing by Lessor, and in no
event to use any of the Development Financing proceeds for
personal, corporate or other purposes.
7. EXPENSES - To pay all costs of closing the Development
Financing and all expenses of Lessor with respect thereto,
including, but not limited to, legal fees by Lessor's
counsel and all other reasonable attorney's fees (limited as
set forth in the Commitment), costs of title insurance,
transfer taxes, license and permit fees, recording expenses,
surveys, intangible taxes, appraisal fees, Inspecting
Architect fees, expenses of retaking possession upon default
by Lessee hereunder or other costs of enforcement (including
reasonable attorney's fees) and similar items.
8. LAWS, ORDINANCES AND ETC. - To comply promptly with any
law, ordinance, order, rule or regulation of all authorities
exercising jurisdiction over the Leased Premises or the
construction thereon, including appropriate supervising
boards of fire underwriters and similar agencies and the
requirements of any insurer issuing coverage on the Project.
9. RIGHT OF LESSOR TO INSPECT LEASED PREMISES - Upon 48
hours notice, except in cases which Lessor reasonably deems
to be an emergency, in which event upon reasonable notice
under the circumstances, to permit Lessor and Title and
their representatives and agents to enter upon the Leased
Premises and to inspect the Improvements and all materials
to be used in construction thereof and to cooperate and
cause Contractor to cooperate with Lessor or Title and their
representatives and agents during such inspections, provided
that such is accomplished without interrupting the
construction process. Provided, further, however, that this
provision shall not be deemed to impose upon Lessor or Title
any duty or obligation whatsoever to undertake such
inspections, to correct any defects in the Improvements or
to notify any person with respect thereto.
10. BOOKS AND RECORDS - To set up and maintain accurate and
complete books, accounts and records pertaining to the
Project including the working drawings in a manner
reasonably acceptable to Lessor. The Lessor, Title and
Inspecting Architect shall have the right at all reasonable
times and upon reasonable prior notice to inspect, examine
and copy all books and records of Lessee relating to the
Project, and to enter and have free access to the Leased
Premises and Improvements and to inspect all work done,
labor performed and material furnished in or about the
Project, provided that such is accomplished without
interrupting the construction process. Notwithstanding the
foregoing, Lessee shall be responsible for making
inspections as to the Improvements during the course of
construction and shall determine to its own satisfaction
that the work done or materials supplied by the Contractors
and all Subcontractors has been properly supplied or done in
accordance with the applicable contracts. Lessee will hold
Lessor and Title harmless from and Lessor and Title shall
have and have no liability or obligation of any kind to
Lessee or creditors of Lessee in connection with any
defective, improper or inadequate workmanship or materials
brought in or related to the Improvements or the Leased
Premises, or any mechanic's liens arising as a result of
such workmanship or materials. Upon Lessor's request,
Lessee shall replace or cause to be replaced any such work
or material found to be materially deficient by the Project
Architect or Independent Architect. Lessor shall cooperate
with Lessee in obtaining any rights under any applicable
warranties to accomplish such work. Any inspections made by
Inspecting Architect, Title or Lessor are for the sole
benefit of Lessor and neither Lessee nor any creditor,
tenant or vendee of Lessee shall be entitled to rely on such
inspection. Lessee shall obtain for Lessor coincident
rights to rely upon any warranties obtain by Lessee from its
Contractors or subcontractors.
11. CORRECTION OF DEFECTS - To promptly correct any
structural defects in the Improvements or any material
departure from the Plans and Specifications not previously
approved by Lessor. The advance of any Development
Financing proceeds shall not constitute a waiver of Lessor's
right to require compliance with this covenant.
12. SIGN REGARDING DEVELOPMENT FINANCING - To allow
Lessor to erect and maintain at a suitable site on the
Leased Premises, at a location to be chosen by Lessee in its
reasonable discretion, a sign indicating that Development
Financing is being provided by Lessor, to the extent
permitted by law or private covenant, condition, or
agreement affecting the Project.
13. ADDITIONAL DOCUMENTS - To furnish to Lessor all
instruments, documents, initial surveys, footing or
foundation surveys, if conducted, certificates, plans and
specifications, appraisals, financial statements, title and
other insurance reports and agreements and each and every
other document and instrument required to be furnished by
the terms hereof, all at Lessee's expense; to assign and
deliver to Lessor such documents, instruments, assignments
and other writings, and to do such other acts necessary or
desirable to preserve and protect the Leased Premises, as
Lessor may require; and to do and execute all and such
further lawful and reasonable acts, conveyances and
assurances for the carrying out of the intents and purposes
of this Agreement, the Lease, or the Commitment, as Lessor
shall reasonably require from time to time.
14. ARCHITECTS AND CONSTRUCTION CONTRACTS - To commit no
default nor knowingly permit a default under the terms of
the Architects or Construction Contracts; To waive none nor
knowingly permit a waiver of the obligations of the parties
thereunder; To do no act which would relieve such parties
from their obligations thereunder; To make no amendments to
such contracts, without the prior written consent of Lessor;
To enter into no change orders or extras that cause a
reallocation among budgeted line items, or that in the
aggregate or singularly result in a net increase in excess
of 10% of the original contract amount without Lessor's
prior written consent, which consent shall not be
unreasonably withheld or delayed; provided, however, Lessor
shall be given written notice and copies of all change
orders; provided, further, however, with written notice to
Lessor prior to any request for funds subsequent to any such
change order or reallocation, the Lessee shall be allowed to
enter into any change order or extra which is accounted for
by use of any reallocation among line items or any remaining
budgeted Contingency line item, or if the same has been
exhausted, Lessee shall be allowed increases in the original
contract amount without Lessor's consent if Lessee has, upon
the execution of said change order, deposited with Lessor
the amount by which such change order increases the total
Construction Cost; To allow all such contracts to be subject
to the approval of Lessor for its loan purposes; To allow
Lessor to take advantage of all the rights and benefits of
the contracts upon any default by Lessee; and to submit
evidence to Lessor that both the Architect and the
Contractors will permit Lessor to acquire Lessee's interest
under their respective contracts and the Contract Documents
without additional charge or fee should an event of default
occur hereunder, which default is not cured within
applicable notice and cure periods.
15. ENFORCE PERFORMANCE OF SUB-CONTRACTS - To enforce,
or cause to be enforced, the prompt performance of the Sub-
Contracts in accordance with their terms and not to approve
any changes in the same that in the aggregate or singularly
result in a net increase in excess of 10% of the original
General Contractor's contract amount without Lessor's prior
written consent, which consent shall not be unreasonably
withheld or delayed, provided Lessee's right to enter into
any such change order shall be on the same terms set forth
in Section 14 above.
16. COMPLIANCE WITH RULES - To comply with, and to
require the Contractors to comply with, all rules,
regulations, ordinances and laws bearing on the conduct of
the work on the Improvements, including the requirements of
any insurer issuing coverage on the Project and the
requirements of any applicable supervising boards of fire
underwriters.
17. OPINIONS OF COUNSEL - To furnish such opinions of
counsel as may be reasonably requested of the Lessee in
connection with the matters contemplated by this Agreement.
18. SOIL TESTS - To provide the Lessor with a soil
report prepared by an acceptable engineer certifying as to
the status of the soil conditions on the Leased Premises,
the need or lack of need for special pilings and foundations
and that either any pilings and foundation necessary to
support the Improvements have been placed in a manner and
quantity sufficient to provide the required support or that
no such pilings and foundations are necessary for the
support and construction of the Improvements.
19. MARKETABLE TITLE - To execute and deliver or cause
to be executed and delivered such instruments as may be
required by the Lessor and Title to provide Lessor with a
marketable, valid title to the Leased Premises subject only
to such exceptions to title as may be reasonably approved by
Lessor.
20. VIOLATIONS OF GOVERNMENTAL LAW, ORDINANCES OR
REGULATIONS -
Lessee will permit no violations nor commit the same, of any
federal or state law or municipal ordinance or order or
requirement of the State in which the Leased Premises are
located or any municipal department or other governmental
authority having jurisdiction affecting the Leased Premises,
which violations in any way have a material adverse affect
on the Leased Premises and which remain uncured after notice
by such governmental authority or department (if notice is
required) and the expiration of the time within which Lessee
may cure such violation, or if no time limitation is
specified, within a reasonable time after notice to cure
such violation .
21. COMPLIANCE WITH ZONING ORDINANCES AND SIMILAR LAWS -
The Plans and Specifications and construction pursuant
thereto and the use of the Leased Premises contemplated
thereby will comply with all governmental laws and
regulations and requirements, zoning ordinances, standards,
and regulations of all governmental bodies exercising
jurisdiction over the Leased Premises, including
environmental protection and equal employment regulations,
and appropriate supervising boards of fire underwriters and
similar agencies.
22. APPROVAL OF PLANS AND SPECIFICATIONS - The Plans and
Specifications will conform to the requirements and
conditions set out by applicable law or any effective
restrictive covenant, and to all governmental authorities
which exercise jurisdiction over the Leased Premises or the
construction thereon.
23. NOTICE OF COMMENCMENT\FURNISHING - To provide Lessor
prior to the initial request for a Disbursement, with a copy
of the Notice of Commencement and any amendments thereto
prepared in accordance with Michigan Statute and to be
recorded with the County Recorder's Office where the Leased
Premises are situate immediately following the recording of
the Memorandum of Lease between the parties hereto. Lessee
represents and warrants that a Notice of Commencement has
not been and will not be recorded prior to the recording of
the Memorandum of Lease. Lessee shall post and keep posted
the Notice of Commencement and all amendments thereto in a
conspicuous place on the Leased Premises during the course
of construction of the Project. Lessee further represents
and warrants to timely comply with all provisions of
Michigan Statute respecting keeping the Leased Premises free
of mechanic's liens and failure to do so shall be deemed an
Event of Default as defined under the Net Lease Agreement
and this Agreement. Lessee shall provide Lessor with a copy
of each Notice of Furnishing (as defined in Michigan
Statute) received by Lessee during the course of
construction of any Improvements on the Leased Premises.
ARTICLE VII
CONDITIONS PRECEDENT TO A DISBURSEMENT
It shall be a condition precedent to each Disbursement under
this Development Financing Agreement that:
1. DEVELOPMENT FINANCING DOCUMENTS - The Development
Financing Documents shall have been duly executed and
delivered to Lessor and shall be in full force and effect.
2. LESSEE EQUITY - Lessee shall have paid all of the Lessee
Equity funds into the Project before the first Disbursement
(or any subsequent Disbursement if additional Lessee Equity
should be required) and Lessee shall deliver evidence of
such payment reasonably satisfactory to Lessor.
3. DEVELOPMENT FINANCING BALANCE - As of the date
immediately prior to any Disbursement, the total amount of
unadvanced proceeds of the Development Financing shall be
sufficient, in the commercially reasonable opinion of Lessor
(the opinion of Lessor being based upon affidavit of the
General Contractor, the Project Architect, the Inspecting
Architect, or other reliable licensed third party
contractor) to complete the Improvements free of liens. To
the extent the total of the unadvanced proceeds of the
Development Financing shall be insufficient, at any time, in
Lessor's reasonable opinion, (based upon the affidavit as
set forth above) to complete the Improvements, or be less
than the total Construction Costs not yet paid for or not
yet incurred (including interest accruing for the remainder
of the term or extensions thereof, if any), the Lessee shall
immediately deposit with the Lessor or with Title, as
additional Lessee Equity funds, an amount equal to such
deficiency and such additional Lessee Equity funds shall be
disbursed by LTIC-CDD prior to the Disbursement of any
further advance or advances under this Agreement.
4. NO DEFAULT - No event of default, which remains uncured
after the expiration of applicable cure periods, shall exist
under this Agreement or the Development Financing
Documents.
5. REPRESENTATIONS AND WARRANTIES - The representations and
warranties in Article V hereof shall be true and correct on
and as of the date of each Disbursement.
6. COVENANTS - Lessee shall have complied with all of the
covenants made by it in Article VI hereof.
7. SWORN CONSTRUCTION STATEMENT - Prior to the initial
disbursement hereunder, the Lessee shall have submitted to
Lessor and Title a Construction Cost Statement or the
Construction Contract (if such information is contained
therein) sworn to by Lessee and Contractors reflecting all
major Sub-Contractors or materialmen who shall then be
engaged in furnishing labor, materials or supplies for the
Improvements. The list should show the name of each and
every Contractor, Sub-Contractor and materialman (or at
least such entities or individuals whose contract is in
excess of $5,000), its address and an estimate of the dollar
value of the work, labor and materials to be done or
supplied and a general statement of the nature of the work
to be done or materials to be supplied by each Contractor.
Thereafter, if such list should change or new subcontractors
shall execute contracts not reflected on the above list, the
Lessee shall furnish to the Lessor any amendments or
additions to the original statement as so submitted.
8. APPLICATION FOR PAYMENT - Lessor shall have received an
Application for Payment pursuant to Article VIII hereof.
9. TITLE - Title shall issue its endorsement to the title
policy insuring the Lessor as fee owner under the policy in
the aggregate amounts of all prior Disbursements and the
requested Disbursement.
10. WORK IN PLACE - All work or materials for which a
Disbursement is requested shall be in place and incorporated
into the Improvements.
11. AMENDED NOTICE OF COMMENCEMENT - Lessee shall provide
Lessor with any amended Notice of Commencement filed in
accordance with Michigan Statue, and any Notice of
Furnishing (as defined in Michigan Statute) received by
Lessee during the course of construction of any Improvements
on the Leased Premises.
ARTICLE VIII
METHODS OF DISBURSEMENTS OF DEVELOPMENT FINANCING PROCEEDS
The Development Financing shall be disbursed (a
"Disbursement") as follows:
1. PROCEDURE - Not more often than monthly, Lessee may
submit an Application for Payment in the form attached
hereto as Exhibit "C" requesting the Disbursement of
proceeds under the Development Financing, which request
shall be submitted to Lessor and to LTIC-CDD at least
five (5) business days prior to the date on which a
Disbursement is requested. Provided the conditions of
this Development Financing Agreement are met on the date
requested for such advance, Lessor shall advance to LTIC-CDD
amounts certified to be currently payable by Lessee
(excluding the retainage hereinafter specified) for the
then incurred portion of Total Construction Costs pursuant
to the Application for Payment. All costs shall have been
approved in writing by the Project Architect, Lessee,
Contractor, and if required by Lessor, by the Inspecting
Architect. All interest accruing need not be disbursed to
LTIC-CDD, but may be immediately and automatically credited
by Lessor to the Development Financing account. LTIC-CDD
shall disburse all funds advanced to it by Lessor in
accordance with the terms and provisions of this Agreement
and any special escrow requirements imposed by LTIC-CDD as
a condition to its acting as the disbursing agent hereunder.
The disbursed proceeds of the Development Financing shall
bear interest from and including the date of disbursement
to LTIC-CDD or the date of credit by Lessor provided that
in the event LTIC-CDD shall fail to disburse any advances
within five (5) business days after the date set for an
advance, LTIC-CDD shall return said advance to Lessor and
interest on such advance shall abate from and after the
date of such return. Any amounts disbursed to LTIC-CDD and
returned by LTIC-CDD to the Lessor shall not be deemed to
be advanced under the Development Financing Documents.
Each Application for Payment shall clearly set forth the
amounts due to Lessee and to each Contractor out of the
requested Development Financing and shall be accompanied
by the following:
a. A Draw Request Certificate in the form
attached hereto as Exhibit "D" certifying that each
contractor or materialman for which payment is requested in
the relevant Application for Payment has satisfactorily
completed the work or furnished the materials for which
payment is requested in accordance with the applicable
contract; that all work for which an Application for Payment
is made substantially conforms to the Contract Documents and
any approved changes, and is in place; and that sufficient
funds remain of the undisbursed Development Financing
proceeds to complete the Project and that all funds
previously disbursed have been applied as per the previous
Application for Payment.
b. Waivers of Mechanics' Liens and Materialmen's
Liens executed by all Contractors for all work done and all
materials furnished to the Leased Premises and included in
such current Application for Payment, or evidence reasonably
required by Title to insure over the same by special
specific endorsement, or such other releases or lien
pursuant to bonding or otherwise to prevent such liens from
attaching to the Leased Premises.
c. Waivers of Mechanics' Liens and Materialmen's
Liens executed by all Sub-Contractors and workmen and
materialmen for all work done and all materials furnished to
the Leased Premises and included in the immediately
preceding Application for Payment, or evidence reasonably
required by Title to insure over the same by special
specific endorsement, or such other releases or lien
pursuant to bonding or otherwise to prevent such liens from
attaching to the Leased Premises.
d. Such other supporting evidence, including
invoices and receipts as may be requested by Lessor or LTIC-
CDD to substantiate all payments which are to be made out of
the Disbursement or to substantiate all payments then made
in respect to the Project.
2. INTEREST ADVANCE - If interest has accrued on the
Development Financing and is unpaid or fees are payable to
the Lessor hereunder, Lessor shall be, and hereby is,
authorized at any time to advance to itself from the
proceeds of the Development Financing the total amount of
such accrued interest and fees, whether or not an
Application for Payment has been submitted by the Lessee and
the same shall be deemed to be an advance of the proceeds of
the Development Financing under this Agreement in the same
manner and with the same effect as if advanced under the
provisions above. It is understood Lessor may establish an
automatic interest reserve whereby Lessor may withdraw from
the Development Financing account on a regular basis the
accrued interest on the Development Financing and credit the
Development Financing balance with the same.
3. ASSESSMENT AND TAX ADVANCE - As taxes and assessments
become due on the Leased Premises, Lessor shall be, and
hereby is, authorized to advance to itself automatically
from the proceeds of the Development Financing, the total
amount of such taxes and assessments and the same shall be
deemed to be an advance of the proceeds of the Development
Financing under this Agreement in the same manner and with
the same effect as if advances under the provisions above,
if not previously paid before due pursuant to Lessee's
obligations under the Lease.
4. DISBURSE UNDER DEVELOPMENT FINANCING DOCUMENT - All sums
advanced and disbursed hereunder shall be disbursed under
and shall be secured by the Development Financing Documents.
5. PAYMENTS TO SUBCONTRACTORS - In its reasonable discretion
LTIC-CDD may make payments directly to any subcontractor or
materialman.
6. RETAINAGE - Each Disbursement shall be limited to an
amount equal to ninety percent (90%) of the value, exclusive
of Contractor's profit and overhead, of the materials and
labor furnished to the Leased Premises and the balance
(herein called the Retainage) shall be retained by Lessor,
provided that thirty (30) days after completion by each
subcontractor or materialman of his subcontract Lessor will
disburse to such party, or to the Contractor on behalf of
such party the Retainage withheld from said party, provided
that as a condition to such disbursement the Lessee and
Project Architect and the Inspecting Architect shall certify
to Lessor the date that such Party's subcontract has been
fully and satisfactorily completed and the subcontractor or
materialmen shall have supplied Title with satisfactory
final lien waivers, including final lien waivers for any of
its submaterialmen or sub- contractors and the requirements
of any bonding company issuing the Bonds shall have been
fulfilled. Any Retainage due the Contractor for work
performed or materials furnished by the Contractor and the
final balance of Contractor's profit and overhead shall be
disbursed on the Final Disbursement Date pursuant to Article
IX hereof. Contractor's profit and overhead shall be
disbursed based upon and in proportion to the percentage of
completion of the Project, or amounts payable under the
Construction Contract for work actually performed, whichever
is less, as certified by the Project Architect.
ARTICLE IX
FINAL DEVELOPMENT FINANCING BALANCE
Unless and until Lessor and Lessee have entered into a
mutually satisfactory escrow holdback and undertaking
agreement to, inter alia, complete the Improvements and
otherwise satisfy the requirements of this Article IX, at no
time and in no event shall Lessor be obligated to disburse
the balance of the proceeds of the Development Financing,
including any Retainage until the date the following have
been satisfied (the "Final Disbursement Date"):
1. Lessor shall have received reasonably satisfactory
evidence of the final completion of the Improvements in
substantial accordance with the Contract Documents and the
Certificate of Final Completion from the Project Architect
accepted by the Contractor and Lessee.
2. Lessor shall have received satisfactory as-built surveys
reflecting the final location of the Improvements as fully
completed on the Leased Premises in accordance with the
Contract Documents, said survey to be prepared by a
registered or licensed surveyor bearing his registry number,
certifying to Lessor as to the legal description of the
Leased Premises and showing all Improvements located on the
Leased Premises and indicating the street address of the
Improvements, absence of any encroachments on the Leased
Premises or from the Leased Premises onto adjacent land,
showing all access points, and showing conformance to all
set back requirements and delineating all utility easements
that are specifically legally described, rights of way and
other matters affecting the Leased Premises, and certifying
as to the total acreage of the land, the exterior dimensions
of the Improvements, and the number of parking spaces, if
any, and such other matters as Lessor may reasonably
request.
3. Lessor shall have received a requisite affidavit of the
Lessee, Contractor and Project Architect, and approved by
the Inspecting Architect certifying as to the final cost of
the Improvements.
4. Title shall have been furnished with such final lien
waivers sufficient in the opinion of Title to dissolve any
possible Mechanic's and Materialman's Liens affecting title
to the Leased Premises or Lessee shall have provided a bond
or other security sufficient to remove the lien as an
encumbrance upon title to the Leased Premises and Title
shall have issued its endorsements to the title policy
increasing the insured coverage to the full amount of all
sums disbursed under this Development Financing Agreement.
5. Lessor shall have received evidence that all of the
terms, provisions and conditions on the part of the Lessee
to be performed or caused to be performed hereunder and
under the Lease, including but not limited to obtaining
casualty insurance for the full insurable value of the
Improvements, have been fulfilled to the satisfaction of
Lessor.
6. Lessor shall have received a Final Certificate of
Occupancy issued by the appropriate governmental authority
covering the Improvements and a Certificate of Substantial
Completion from the Project Architect indicating that the
Improvements as built comply with all building codes and
zoning ordinances, including any plat requirements or
requirements of recorded operating covenants or agreements
affecting the Leased Premises.
7. All remaining uncompleted "punch list" items shall have
been satisfactorily completed.
8. The requirements of all bonding companies, if any, with
respect to release of retainage shall have been met.
9. An amendment to the Lease shall be executed by Lessee and
Lessor setting forth the date the first Lease Year shall end
and the Rent for the balance of the first Lease Year, and
evidencing the satisfaction and termination of this
Agreement.
ARTICLE X
EVENTS OF DEFAULT
An "event of default" shall be deemed to have occurred
hereunder and under the Lease, if:
1. DEFAULT UNDER DEVELOPMENT FINANCING DOCUMENTS - Any
default or event of default occurs (which remains uncured
after the expiration of any applicable cure period as may
be set forth in any Development Financing Document) under
any of the Development Financing Documents as defined
therein; or
2. FAILURE TO COMPLETE CONSTRUCTION - Lessee shall fail for
any reason, except Lessor's wrongful refusal to fund the
Development Financing pursuant to the terms hereof, to
substantially complete the construction of the Improvements
by the Completion Date; or
3. BREACH OF AGREEMENT - Lessee breaches or fails to
perform, observe or meet any covenant or condition of this
Agreement, provided, however, with respect to non-monetary
defaults hereunder, Lessee shall have twenty days after
notice from Lessor to cure such non- monetary default, or if
such default (but for the payment of monies) cannot be cured
within twenty days, such longer time as may be reasonably
necessary to effect a cure if Lessee is diligently pursuing
a course of conduct reasonably designed to cure the
default.; or
4. BREACH OF WARRANTY - Any warranties made or agreed to be
made in any of the Development Financing Documents or this
Agreement shall be breached by Lessee or shall prove to be
false or misleading, and the same shall not be cured or made
to be true and correct within the applicable cure periods; or
5. FILING OF LIENS AGAINST THE LEASED PREMISES - Any lien
for labor, material, taxes or otherwise shall be filed
against the Leased Premises and such lien shall not be
promptly paid, released, contested in an appropriate forum,
or bonded over to Lessor's reasonable satisfaction before
the lien shall materially adversely affect Lessor's interest
in the Premises; or
6. LITIGATION AGAINST LESSEE - Any suit shall be filed
against Lessee, and is not resolved within 120 days and,
which if adversely determined, could substantially impair
the ability of Lessee to perform each and every one of its
obligations under and by virtue of the Development Financing
Documents; or
7. LEVY UPON THE LEASED PREMISES - A levy be made under any
process on the Leased Premises and such levy shall not be
promptly Bonded over prior to the execution of such levy; or
8. TRANSFER OF LEASED PREMISES - Lessee shall without the
prior written consent of Lessor, voluntarily or by operation
of law, sell, transfer, convey or encumber all or any part
of its interest in the Leased Premises or in any of the
personalty located thereon, or used or intended to be used
in connection therewith; or
9. ABANDONMENT - Lessee abandons the project or delays or
ceases work thereon for a period of fifteen consecutive (l5)
days, or delays construction or suffers construction to be
delayed for any period of time for any reason whatsoever so
that completion of Improvements cannot be accomplished in
the judgment of Lessor on or before the Completion Date,
subject to force majeure; or
10. BANKRUPTCY - Lessee shall make an assignment for the
benefit of its creditors or shall admit in writing its
inability to pay its debts as they become due or shall file
a petition in bankruptcy or shall be adjudicated a bankrupt
or insolvent or shall file a petition seeking any
reorganization, dissolution, liquidation, arrangement,
composition, readjustment, or similar relief under any
present or future bankruptcy or insolvency statute, law or
regulation, or shall file an answer admitting to or not
contesting the material allegations of a petition filed
against it in any such proceedings, or shall not have the
same dismissed or vacated, or shall seek or consent or
acquiesce in the appointment of any trustee, receiver or
liquidator of a material part of its properties, or shall
not after the appointment without the consent or
acquiescence of it of a trustee, receiver, or liquidator of
any material part of its properties have such receiver,
liquidator or appointment vacated; or
11. EXECUTION LEVY - Execution shall have been levied
against the Leased Premises or any lien creditors commence
suit to enforce a judgment lien against the Leased Premises
or such action or suit shall have been brought and shall not
be immediately bonded over and shall continue unstayed and
in effect for a period of more than 120 consecutive days; or
12. ATTACHMENT - Any part of the Lessor's commitment to
make the advances hereunder shall at any time be subject or
liable to attachment or levy at the suit of any creditor of
the Lessee or at the suit of any subcontractor or creditor
of the Contractor and shall remain unstayed prior to the
time Lessor shall be obligated to comply with the same; or
ARTICLE XI
REMEDIES OF LESSOR
Lessee hereby agrees that the occurrence of any one or more
of the events of default set out in Article X hereof, shall
also constitute an event of default under each of the
Development Financing documents, thereby entitling Lessor,
after the expiration of any applicable cure period, at its
option, to proceed to exercise any or all of the following
remedies:
1. EXERCISE OF REMEDIES - To exercise any of the various
remedies provided in any of the Development Financing
Documents, including the acceleration of the Put described
in Articles XIV hereof;
2. CUMULATIVE RIGHTS - Cumulatively to exercise all other
rights, options and privileges provided by law;
3. CEASE MAKING ADVANCES - To refrain from making any
advances under this Agreement but Lessor may make
advances after the happening of any such event without
thereby waiving the right to refrain from making other
further advances or to exercise any of the other rights
Lessor may have.
4. RIGHTS TO ENTER - To require Lessee to vacate the Leased
Premises and permit Lessor (whether prior to the exercise of
the Put or during any period prior to the closing of the
sale pursuant to the Put;
(a) To enter into possession;
(b) To perform or cause to be performed any and all
work and labor necessary to complete the Improvements in
accordance with the Plans and Specifications;
(c) To employ security watchmen to protect the
Leased Premises; and
(d) To disburse that portion of the Development
Financing Proceeds not previously disbursed (including any
Retainage) to the extent necessary to complete the
construction of the Improvements in accordance with the
Contract Documents and if the completion requires a larger
sum than the remaining undisbursed portion of the
Development Financing, to disburse such additional funds,
all of which funds so disbursed by Lessor shall be deemed to
have been disbursed to Lessee. For this purpose, Lessee
hereby consents upon an uncured default by Lessee after the
expiration of any applicable notice and cure period, to the
Lessor taking the following actions, or not, in Lessor's
reasonable discretion: to complete the construction of the
Improvements in the name of the Lessee, and hereby empowers
Lessor to take all actions necessary in connection therewith
including but not limited to using any funds of Lessee
including any balance which may be held in escrow and any
funds which may remain unadvanced hereunder for the purpose
of completing the said portion of the Improvements in the
manner called for by the Contract Documents; to make such
additions and changes and corrections in the Contract
Documents which shall be necessary or desirable to complete
the said portion of the Improvements in substantially the
manner contemplated by the Contract Documents; to employ
such contractors, subcontractors, agents, architects, and
inspectors as shall be required for said purposes; to pay,
settle or compromise all existing or future bills and claims
which are or may be liens against said Leased Premises, or
may be necessary or desirable for the completion of the said
portion of the Improvements or the clearance of title to the
Leased Premises; to execute all applications and
certificates in the name of Lessee which may be required by
any construction contract and to do any and every act with
respect to the construction of the said portion of the
Improvements which Lessee may do in its own behalf. Lessor
shall also have power to prosecute and defend all actions
and proceedings in connection with the construction of the
said portion of the Improvements and to take such action and
require such performance as it deems necessary. In
accordance therewith, Lessee hereby assigns and quitclaims
unto Lessor all sums to be advanced hereunder including
Retainage. Any funds so disbursed or fees or charges so
incurred shall be included in any amount necessary for the
Lessee to pay pursuant to the Put.
(e) To discontinue making advances hereunder to the
Lessee and to terminate Lessor's obligations under this
Agreement.
5. RIGHTS NON CUMULATIVE - No right or remedy by this
Agreement or by any Development Financing Document or
instrument delivered by the Lessee pursuant hereto,
conferred upon or reserved to the Lessor shall be or is
intended to be exclusive of any other right or remedy and
each and every right and remedy shall be cumulative and in
addition to any other right or remedy or now or hereafter
arising at a law or in equity or by statute. Except as
Lessor may hereafter otherwise agree in writing, no waiver
by Lessor or any breach by or default of Lessee of any of
its obligations, agreements, or covenants under this
Agreement shall be deemed to be a waiver of any subsequent
breach of the same or any other obligation, agreement or
covenant, nor shall any forbearance by Lessor to seek a
remedy for such breach be deemed a waiver of its rights and
remedies with respect to such a breach, nor shall Lessor be
deemed to have waived any of its rights and remedies unless
it be in writing and executed with the same formality as
this Agreement.
6. EXPENSES - The Development Financing and this Agreement
and the performance by the Lessor or Lessee of their
obligations hereunder shall be without cost and expense to
the Lessor, all of which costs and expenses the Lessee
agrees to pay and hold Lessor harmless of and payment of
which shall be secured by the Development Financing
Documents. Specifically, Lessee agrees to pay all title
charges, surveyor's fees, appraisals, loan fees and
attorney's fees and costs and the like incurred in
connection with this Agreement.
ARTICLE XII
GENERAL CONDITIONS AND MISCELLANEOUS
The following conditions shall be applicable throughout the
term of this Agreement:
1. RIGHTS OF THIRD PARTIES - All conditions of the
obligations of Lessor hereunder, including the obligation
to make disbursements are imposed solely and exclusively
for the benefit of Lessee, and no other person shall have
standing to require satisfaction of such conditions in
accordance with their terms or be entitled to assume that
Lessor will refuse to make advances in the absence of
strict compliance with any or all thereof, and no other
person shall, under any circumstances, be deemed to be a
beneficiary of such conditions, any and all of which may
be freely waived in whole or in part by Lessor at any time
if in its sole discretion it deems it desirable to do so.
In particular, Lessor makes no representations and assumes
no duties or obligations as to third parties concerning the
quality of the construction of the Improvements or the absence
therefrom of defects. In this connection, Lessee agrees to and
shall indemnify Lessor from any liability, claims or losses
resulting from the disbursement of the Development Financing
proceeds or from the condition of the Leased Premises whether
related to the quality of construction or otherwise and whether
arising during or after the term of the Development Financing
made by Lessor to Lessee in connection therewith, except for
Lessor's gross negligence or willful misconduct. This
provision shall survive the termination of this Agreement
and shall continue in full force and effect so long as the
possibility of any such liability, claims or losses exists.
2. EVIDENCE OF SATISFACTION OF CONDITIONS - Any condition of
this Agreement which requires the submission of evidence of
the existence or non- existence of a specified fact or facts
implies as a condition the existence or non- existence, as
the case may be, of such fact or facts, and Lessor shall, at
all times, be free independently to establish to its
reasonable satisfaction such existence or non-existence.
3. ASSIGNMENT - Lessee may not assign this Development
Financing Agreement or any of its rights or obligations
hereunder without the prior written consent of Lessor.
4. SUCCESSORS AND ASSIGNS - Whenever in this Agreement one
of the parties hereto is named or referred to, the heirs,
legal representatives, successors and assigns of such
parties shall be included and all covenants and agreements
contained in this Agreement by or on behalf of the Lessee or
by or on behalf of the Lessor shall bind and inure to the
benefit of their respective heirs, legal representatives,
successors and assigns, whether so expressed or not.
5. HEADINGS - The headings of the sections, paragraphs and
subdivisions of this Agreement are for the convenience of
reference only, and are not to be considered a part hereof
and shall not limit or otherwise affect any of the terms
hereof.
6. INVALID PROVISIONS TO AFFECT NO OTHERS - If fulfillment
of any provision hereof, or any transaction related thereto
at the time performance of any such provision shall be due,
shall involve transcending the limit of validity prescribed
by law, then, ipso facto, the obligation to be fulfilled
shall be reduced to the limit of such validity; and such
clause or provision shall be deemed invalid as though not
herein contained, and the remainder of this Agreement shall
remain operative in full force and effect.
7. NUMBER AND GENDER - Whenever the singular or plural
number, masculine or feminine or neuter gender is used
herein, it shall equally include the other.
8. AMENDMENTS - Neither this Agreement nor any provision
hereof may be changed, waived, discharged or terminated
orally, but only by an instrument in writing signed by
the party against whom enforcement of the change, waiver,
discharge or termination is sought.
9. NOTICES - Any notice which any party hereto may desire or
may be required to give to any of the parties shall be in
writing and the mailing thereof by certified mail, or
equivalent, to the respective parties' addresses set forth
hereinabove or to such other place such party may by notice
in writing designate as its address shall constitute service
of notice hereunder.
10. GOVERNING LAW - This Development Financing Agreement
is made and executed pursuant to and is intended to be
governed by the laws of the State where the Leased Premises
are located.
11. FORCE MAJEURE - Anything in this Agreement to the
contrary notwithstanding, Lessee shall not be deemed in
default with respect to the performance of any of the terms,
provisions, covenants, and conditions of this Agreement
(except for the payment of all other monetary sums payable
hereunder, to which the provisions of this Section shall not
apply), if the same shall be due to any strike, lockout,
civil commotion, warlike operations, invasion, rebellion,
hostilities, sabotage, governmental regulations or controls,
impracticability of obtaining any materials or labor (except
due to the payment of monies), shortage or unavailability of
a source of energy or utility service, Act of God, casualty,
adverse weather conditions, or any cause beyond the
reasonable control of Lessee (except due to the payment of
monies). Provided, however, in order to invoke the
extension of the Completion Date afforded by this section,
Lessee shall notify Lessor in writing within five days of
the occurrence of such force majeure, and in any event the
Completion Date shall be extended as a result of such
occurrence no more than reasonably necessary and in no event
no more than 90 days.
ARTICLE XIII
DAMAGE, DESTRUCTION, CONDEMNATION, USE OF INSURANCE PROCEEDS
1. DAMAGE OR DESTRUCTION OF THE LEASED PREMISES. Lessee
will give the Lessor prompt notice of any damage to or
destruction of the Leased Premises and in case of loss
covered by policies of insurance the Lessor (whether before
or after the exercise of the Put if Lessee be in default
hereof) is hereby authorized at its option to settle and
adjust any claim arising out of such policies and collect
and receipt for the proceeds payable therefrom, provided,
that the Lessee may itself adjust and collect for any losses
arising out of a single occurrence aggregating not in excess
of $50,000.00. Any expense incurred by the Lessor in the
adjustment and collection of insurance proceeds (including
the cost of any independent appraisal of the loss or damage
on behalf of Lessor) shall be reimbursed to the Lessor first
out of any proceeds. The proceeds or any part thereof shall
be applied to reduction of the Put Price, which Put may then
be exercised by Lessor, without the application of any
prepayment premium, or to the restoration or repair of the
Leased Premises, the choice of application to be solely at
the discretion of Lessor.
2. CONDEMNATION. Lessee will give the Lessor prompt
notice of any action, actual or threatened, in condemnation
or eminent domain affecting the Leased Premises and hereby
assigns, transfers, and sets over to the Lessor the entire
proceeds of any award or claim for damages for all or any
part of the Leased Premises taken or damaged under the power
of eminent domain or condemnation, the Lessor being hereby
authorized to intervene in any such action and to collect
and receive from the condemning authorities and give proper
receipts and acquittances for such proceeds. Lessee will
not enter into any agreements with the condemning authority
permitting or consenting to the taking of the Leased
Premises unless prior written consent of Lessor is obtained.
Any expenses incurred by the Lessor in intervening in such
action or collecting such proceeds shall be reimbursed to
the Lessor first out of the proceeds. The proceeds or any
part thereof shall be applied to reduction of the Put Price,
which Put may then be exercised by Lessor, without the
application of any prepayment premium, or to the restoration
or repair of the Leased Premises, the choice of application
to be solely at the discretion of Lessor.
3. DISBURSEMENT OF INSURANCE AND CONDEMNATION PROCEEDS.
Any restoration or repair shall be done under the supervision
of an architect acceptable to Lessor and pursuant to plans and
specifications approved by the Lessor. Subject to paragraph
4 below, in any case where Lessor may elect to apply the
proceeds to repair or restoration or permit the Lessee to so
apply the proceeds they shall be held by Lessor for such
purposes and will from time to time be disbursed by Lessor
to defray the costs of such restoration or repair under such
safeguards and controls as Lessor may reasonably require to
assure completion in accordance with the approved plans and
specifications and free of liens or claims. Lessee shall on
demand deposit with Lessor any sums necessary to make up any
deficits between the actual cost of the work and the
proceeds and provide such lien waivers and completion bonds
as Lessor may reasonably require. Any surplus which may
remain after payment of all costs of restoration or repair
shall be applied against the rent then most remotely to be
paid, whether due or not, without application of any
prepayment premium or credit.
4. LESSOR TO MAKE PROCEEDS AVAILABLE. In the event of
insured damage to the improvements or in the event of a
taking by condemnation of only a portion of the improvements
or land area of the Leased Premises, and provided, the
portion remaining can with restoration or repair continue to
be operated for the purposes utilized immediately prior to
such damage or taking, and if the appraised value of the
Leased Premises after such restoration or repair shall not
have been reduced, and provided further, no event of default
exists under this Agreement after the expiration of any
applicable cure periods and Lessee is diligently pursuing a
course of conduct reasonably designed to cure such default,
and the Lessee certified to Lessor their intention to remain
in possession of the Leased Premises without any abatement
or adjustment of rental payments, the Lessor agrees to make
the proceeds available to the restoration or repair of the
improvements on the Leased Premises in accordance with the
provisions of paragraph 3 hereof.
ARTICLE XIV
MANDATORY PUT UPON DEFAULT
Should Lessee commit an event of Default under this
Agreement or any Development Financing Document (after the
expiration of any applicable notice and cure period)
("Uncured Default"), Lessor shall have the following rights:
Upon an Uncured Default, or damage or destruction or
condemnation of the Leased Premises not addressed by
paragraph XIII (4), if Lessor elects to exercise the
following option, Lessee shall purchase the Leased Premises
from Lessor subject to the following terms and conditions:
A. The purchase price at which Lessor shall sell
the Leased Premises to Lessee, shall be the total amount of
Initial Disbursed Funds disbursed by Lessor to acquire the
Leased Premises at the Closing Date (as defined in the
Commitment), plus the total amount of funds disbursed
pursuant to this Agreement, plus all accrued interest and
incurred expenses of Lessor fundable pursuant to this
Agreement, plus all reasonable costs of collection and
enforcement of the terms hereof.
B. At such time as Lessor shall elect to sell the
Leased Premises, Lessor shall give Lessee written notice of
its intent to exercise its option to sell the Leased
Premises to Lessee, including in such notice Lessor's
calculation of the Purchase Price through the actual closing
of the sale of the Leased Premises to Lessee pursuant to the
terms hereof (the "Sale Date"), which shall be sixty days
from such notice by Lessor. Lessee shall on or before the
Sale Date deliver the purchase price as set forth in
subparagraph (A) of this Article to Lessor. Upon such
delivery, which shall be preceded by ten (10) days notice to
Lessor, Lessor shall deliver to Lessee a warranty deed and
appropriate affidavits evidencing that Lessor transfers the
Leased Premises to Lessee subject to restrictions, easements
or other encumbrances upon title existing as of the date of
delivery, if any, except to the extent, if any, placed of
record or caused by Lessor. The purchase price to be paid
to Lessor shall be a net amount. All expenses in connection
with the transfer of the Leased Premises, including, but not
limited to appraisal fees, title insurance, recording fees,
documentary stamps, conveyance tax, title evidence, and all
other closing costs, shall be paid by the Lessee. The
purchase price shall be paid by Lessee in cash to Lessor
concurrently with the conveyance of the Leased Premises by
the Lessor to the Lessee. If Lessor elects to sell the
Leased Premises to Lessee pursuant to the terms hereof, the
Leased Premises shall be conveyed by the Lessor to the
Lessee "As Is".
If Lessee shall fail to pay the Purchase Price on or
before the Sale Date, Lessor may terminate the Lease, and
sell the Leased Premises to any third party purchaser.
Lessor may then send Lessee notice of the shortfall (the
"Deficiency"), if any, between the amount of the net
proceeds received by Lessor in such sale, and the total
amount of Initial Disbursed Funds disbursed by Lessor to
acquire the Parcel at the Closing Date (as defined in the
Commitment), plus the total amount of funds disbursed
pursuant to this Agreement, plus all accrued interest and
incurred expenses of Lessor fundable pursuant to this
Agreement, plus all reasonable costs of collection and
enforcement of the terms hereof. Lessee shall immediately
upon receipt of such notice of Deficiency remit the amount
of the Deficiency in good funds to Lessor.
Lessor's rights under this Mandatory Put shall expire on
the Final Disbursement Date when the amendment to the Lease
has been executed by all parties as set forth in Article IX
hereof.
ARTICLE XV
RENT, INTEREST, AND RENTAL MODIFICATION DATE
1. Rent shall be payable by Lessee and calculated as
follows, on the funds advanced by Lessor on the Closing Date
for the purchase of the land and related closing costs (the
"Initial Disbursed Funds"): Rent shall accrue in the amount
of $8,814.27 per month absent an uncured Default by Lessee;
absent an uncured Default, accrued rent during the period of
construction of the Improvements shall not be payable until
the Final Disbursement Date. Upon the occurrence of an
uncured Default, all accrued rent shall be immediately due
and payable.
On the Rental Modification Date, if not otherwise in
default hereunder, Lessee shall begin paying Rent by the
first of each month (prorata for the balance of any partial
month in which the Rental Modification Date occurs, payable
with the first such adjusted Rent payable on the first day
of the first full month following the Rental Modification
Date) in the amount of $13,221.41 per month out of pocket.
On the Final Disbursement Date, absent an Uncured Default,
Rent shall be adjusted and documented by the lease amendment
contemplated in Article IX hereof and paid to Lessor as
described in Article F. of the Commitment.
2. Disbursed proceeds of the Development
Financing shall accrue interest at a rate of seven percent
(7.0%) per annum, which interest shall accrue unpaid unless
advanced by Lessor to itself, or Lessee shall default
hereunder, which default shall remain uncured after the
expiration of any applicable notice and cure period.
However, one hundred and eighty days (180) from the date
hereof, (the "Rental Modification Date"), Lessee shall begin
making monthly payments of subsequently accruing interest at
the rate of 10.5% per annum out of pocket ("Out of Pocket
Invoiced Interest") within 5 days after invoice from Lessor.
3. Upon the occurrence of an event of default which
remains uncured after the expiration of applicable notice
and cure periods, disbursed proceeds of the Development
Financing shall accrue interest at a rate of Fifteen Percent
(15.0%) per annum, or the highest rate allowed by law,
whichever is less, and the rental rate on the Initial
Disbursed funds shall increase to Fifteen Percent (15.0%)
per annum, or the highest rental rate allowed by law,
whichever is less.
ARTICLE XVI
COUNTERPART EXECUTION
Counterpart Execution. This Agreement may be executed in
multiple counterparts, each of which shall be deemed an
original and all of which shall constitute one and the same
instrument.
IN WITNESS WHEREOF, Lessee and Lessor have hereunto
caused these presents to be executed on the date first above
written.
Champps Entertainment, Inc.,
a Minnesota corporation
By:/s/ Charles W Redepenning Jr
Its:Sr. V.P.
[Lessor's Signature appears on following page.]
AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
By:AEI Fund Management XIX, Inc.
By: /s/ Robert P Johnson
Robert P. Johnson, President
AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP
By: AEI Fund Management 86-A, Inc.
By: /s/ Robert P Johnson
Robert P. Johnson, President
AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
By: AEI Fund Management XVII, Inc.
By: /s/ Robert P Johnson
Robert P. Johnson, President
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
By: AEI Fund Management XVIII, Inc.
By: /s/ Robert P Johnson
Robert P. Johnson, President
Exhibit A
Lot 1, Big Beaver Park Condominium, a condominium, created
by Master Deed dated August 12, 1997, and recorded in
Oakland County Recorder's Office in Liber 17559, Page 647,
Oakland County, Michigan.
EXHIBIT B
PROJECT COST BUDGET
CHAMPPS AMERICANA RESTAURANT
TROY, MI
12/5/97
A) CONSTRUCTION 2,533,055
A-1. GENERAL CONTRACTOR
A-1.1 SITEWORK 325,000
A-1.2 BUILDING 1,775,000
A-2. CONSTRUCTION MATERIAL (OWNER) 254,500
A-3. CONTINGENCY 7.5% 178,555
B) LAND 1,500,000 1,500,000
TOTAL CONSTRUCTION AND LAND 4,033,055
C) CEI COST 99,500
C-1 ATTORNEY FEES 12,000
C-2 R.E FEE PAID BY SELLER/LESSEE 37,500
C-3 CONSTRUCTION SUPERVISION AND 50,000
OVERHEAD
D) FEES / CONSTRUCTION 274,825
D-1 ARCHITECTURAL AND ENGINEERING 83,300
D-2 SITE INVESTIGATION AND SURVEYS 21,500
D-3 PERMITS AND FEES 32,000
D-4 BUILDERS RISH INSURANCE 2,000
D-5 LIQUOR LICENSE PURCHASE 55,000
D-6 TITLE INSURANCE (PREMIUM & POLICY) 18,000
D-7 PROTOTYPE FEE 10,000
D-8 PARCEL DEVELOPMENT FEE 53,014
based on first draw of $1,515,000
E) AEI COSTS 102,620
E-1 DEVELOPMENT INTREST 35,000
E-2 DEVELOPMENT FUNDING FEES 10,000
E-3 ATTORNEY FEES 7,500
E-4 APPRAISAL 4,000
E-5 AEI SITE INSPECTION 1,000
E-6 PROMESA FEES 420
E-7 ADDITIONAL LEGAL
E-8 SALE/LEASEBACK (1%) 44,700
TOTAL PROJECT BUDGET 4,510,000
Exhibit C
APPLICATION FOR PAYMENT
Champps Entertainment, Inc. ("Lessee") hereby requests
a disbursement in the amount
of______________________ ($____________________) pursuant to
that certain Development Financing Agreement dated effective
as of _____, 1997 by and between Lessee, AEI Net
Lease Income & Growth Fund XIX Limited Partnership, AEI Real
Estate Fund XV Limited Partnership, AEI Real Estate Fund
XVII Limited Partnership, and AEI Real Estate Fund XVIII
Limited Partnership ("Lessor"). The amounts requested have
been or will be used to pay the items identified on Exhibit
"A" attached hereto and made a part hereof.
After payment of the amounts requested herein, the
balance of undisbursed Development Financing proceeds of
$_____________________ will be sufficient to complete
construction and pay all related project costs currently
known and approved by Lessor. In the event of cost overruns
which cannot be accounted for by re-allocation among line
items, Lessee agrees to contribute the necessary equity to
complete construction pursuant to Development Financing
Agreement and Development Financing Disbursement Agreement.
All representations and warranties made by the Lessee
in the Development Financing Documents (as defined in the
Development Financing Agreement) are true and correct as of
the date hereof and Lessee is not in default of any of the
provisions thereof.
The total cost of the items for which Lessor is funding
is estimated to be $ . To date,
$______________(exclusive of this request) has been
disbursed pursuant to the Development Financing Disbursing
Agreement.
Dated:______________________________
Lessee:
Champps Entertainment, Inc. a Minnesota corporation
By:
Its:
Lessee
Exhibit D-1
DRAW REQUEST CERTIFICATE
This Certificate made by Champps Entertainment,
Inc.("Lessee").
RECITALS
WHEREAS, Lessee and AEI Net Lease Income & Growth Fund
XIX Limited
Partnership, AEI Real Estate Fund XV Limited Partnership,
AEI Real Estate Fund XVII Limited Partnership, and AEI Real
Estate Fund XVIII Limited Partnership ("Lessor") have
entered into a Development Financing Agreement dated
effective as of December , 1997 (the
"Development Financing Agreement") pursuant to which Lessor
agreed to loan $4,510,000 to Lessee for the purpose of
constructing a Champps Restaurant on certain real property
described on Exhibit "A" attached to the Development
Financing Agreement ("Project"); and
WHEREAS, Lessee and Contractor have entered into a
contract dated , 1997, ("Construction Contract");
and
WHEREAS, the Development Financing Agreement requires
the submission to Escrowee and Lessor of this Certificate
prior to the advancement of any loan proceeds under the
Development Financing Agreement.
NOW, THEREFORE, Lessee does hereby certify to Escrowee
and Lessor as follows:
1. This Draw Request for the period from
___________________________, 1997
to _____________________, 1997, showing work completed to
date of $ and requesting a current
payment of $________________________ relates to costs
incurred pursuant to the Construction Contract, and other
line items, all as shown on the Development Financing Budget
attached to the Development Financing Agreement, and are
costs only pertaining to the Project and are included in the
Development Financing Agreement.
2. As of the date of this Draw Request, the balance
remaining due for all costs under the Construction Contract,
including retainage and approved change orders, to complete
the Project after receipt of payments requested herein will
be $________________.
3. As of the date of this Draw Request, the remaining
balance due on the Development Financing Agreement as set
forth above is sufficient to complete the Project in
accordance with the Plans and Specifications (as defined in
the Development Financing Agreement) to the degree set forth
by the Development Financing Agreement.
4. That all work covered by this Draw Request has been
completed in accordance with the Construction Contract,
Plans and Specifications, and any amendments thereto
approved by Lessor.
5. That all work completed to date conforms to the
Construction Contract, Plans and Specifications, and any
amendments thereto approved by Lessor.
6. That all funds previously disbursed for costs
incurred pursuant to the Construction Contract under the
Development Financing Agreement have been applied as
provided in all previous Draw Request Certificates.
7. That as of the date hereof, to the best of Lessee's
knowledge after due inquiry, the Project complies with the
requirements of all zoning and building laws, ordinances,
regulations and permits; the requirements of all
governmental agencies having jurisdiction over the Project;
and there is no action or proceeding pending before any
court or administrative agency with respect to such laws,
ordinances, regulations and/or any certifications or permits
issued thereunder.
Dated this ______ day of ____________________, 1997.
Lessee: Champps Entertainment, Inc., a Minnesota
corporation
By:______________________________
Its________________________
STATE OF )
)ss.
COUNTY OF )
I, _______________________________________________, a
Notary public of the said State and County do hereby certify
that _________________________________________ personally
appeared before me this day and he is the
____________________________ of Champps Entertainment, Inc.,
a Minnesota corporation, and that by authority duly given
and as the act of the corporation, the foregoing instrument
was signed in its name by its
_______________________________, on behalf of said
corporation.
Witness my hand and official stamp or seal, this ______
day of _________________, 1997.
_________________________________________
My commission expires:________ Notary Public
CONTRACTOR AND ARCHITECT
Exhibit D-2
DRAW REQUEST CERTIFICATE
This Certificate made by
,("Contractor"), AND
("Architect").
RECITALS
WHEREAS, Champps Entertainment, Inc. ("Lessee") and AEI
Net Lease Income & Growth Fund XIX Limited Partnership, AEI
Real Estate Fund XV Limited Partnership, AEI Real Estate
Fund XVII Limited Partnership, and AEI Real Estate Fund
XVIII Limited Partnership ("Lessor") have entered into a
Development Financing Agreement dated effective as of
December , 1997 (the "Development Financing Agreement")
pursuant to which Lessor agreed to loan $4,510,000 to Lessee
for the purpose of constructing a Champps Restaurant on
certain real property described on Exhibit "A" attached to
the Development Financing Agreement ("Project"); and
WHEREAS, Lessee and Contractor have entered into a
contract dated , 1997, ("Construction Contract");
and
WHEREAS, Lessee and Architect have entered into a
contract dated , 1997, ("Architect Contract");
and
WHEREAS, the Development Financing Agreement requires
the submission to Escrowee and Lessor of this Certificate
prior to the advancement of any loan proceeds under the
Development Financing Agreement.
NOW, THEREFORE, Contractor and Architect do hereby
certify to Escrowee and Lessor as follows:
1. This Draw Request for the period from
____________________________, 1997 to _____________________,
1998, showing work completed to date of $
and requesting a current payment of
$________________________ relates to costs incurred pursuant
to the Construction Contract, and are costs only pertaining
to the Project.
2. As of the date of this Draw Request, the balance
remaining due for all costs under the Construction Contract,
including retainage and approved change orders, to complete
the Project after receipt of payments requested herein will
be $________________.
3. As of the date of this Draw Request, the remaining
balance due on the Construction Contract as set forth above
is sufficient to complete the Project in accordance with the
Plans and Specifications (as defined in the Construction
Contract) to the degree set forth by the Construction
Contract.
4. That all work covered by this Draw Request has been
completed in accordance with the Construction Contract,
Plans and Specifications, and any amendments thereto
approved by Lessor.
5. That each subcontractor or materialmen for which
payment is requested in this Draw Request has satisfactorily
completed the work or furnished materials for which payment
is requested in accordance with the Construction Contract.
6. That all work completed to date conforms to the
Construction Contract, Plans and Specifications, and any
amendments thereto approved by Lessor.
7. That all funds previously disbursed for costs
incurred pursuant to the Construction Contract have been
applied as provided in all previous Draw Request
Certificates.
8. That as of the date hereof, to the best of
Contractor's and Architect's knowledge after due inquiry,
the Project complies with the requirements of all zoning and
building laws, ordinances, regulations and permits; the
requirements of all governmental agencies having
jurisdiction over the Project; and there is no action or
proceeding pending before any court or administrative agency
with respect to such laws, ordinances, regulations and/or
any certifications or permits issued thereunder.
Dated this ______ day of ____________________, 1997.
CONTRACTOR:
By:
Its:
ARCHITECT:
By:
Its:
STATE OF )
)ss.
COUNTY OF )
I, _______________________________________________, a
Notary public of the said State and County do hereby certify
that _________________________________________ personally
appeared before me this day and he is the
____________________________ of
, a corporation, and that by authority duly
given and as the act of the corporation, the foregoing
instrument was signed in its name by its
_______________________________, on behalf of said
corporation.
Witness my hand and official stamp or seal, this ______
day of _________________, 1997.
________________________________________
My commission expires:________ Notary Public
STATE OF )
)ss.
COUNTY OF )
I, _______________________________________________, a
Notary public of the said State and County do hereby certify
that _________________________________________ personally
appeared before me this day and he is the
____________________________ of
, a corporation, and that by authority duly
given and as the act of the corporation, the foregoing
instrument was signed in its name by its
_______________________________, on behalf of said
corporation.
Witness my hand and official stamp or seal, this ______
day of _________________, 1997.
_________________________________________
My commission expires:________ Notary Public
NET LEASE AGREEMENT
THIS LEASE, made and entered into effective as of the
23rd day of December, 1997, by and between AEI Net Lease
Income & Growth Fund XIX Limited Partnership ("Fund XIX"), a
Minnesota limited partnership whose corporate general
partner is AEI Fund Management XIX, Inc., a Minnesota
corporation, AEI Real Estate Fund XV Limited Partnership
("Fund XV"), a Delaware limited partnership, whose corporate
general partner is AEI Fund Management 86-A, Inc., AEI Real
Estate Fund XVII Limited Partnership ("Fund XVII"), a
Minnesota limited partnership, whose corporate general
partner is AEI Fund Management XVII, Inc., and AEI Real
Estate Fund XVIII Limited Partnership ("Fund XVIII"), a
Minnesota limited partnership, whose corporate general
partner is AEI Fund Management XVIII, Inc., all of whose
principal business address is 1300 Minnesota World Trade
Center, 30 East Seventh Street, St. Paul, Minnesota 55101
("Lessor"), and Champps Entertainment, Inc., a Minnesota
corporation ("Lessee"), whose principal business address is
One Corporate Place, 55 Ferncroft Road, Danvers, Ma. 01923;
WITNESSETH:
WHEREAS, Lessor is the fee owner of a certain parcel of
real property and improvements located at Unit 1, Big Beaver
Park Condominium, Oakland County, Troy, Michigan, and
legally described in Exhibit "A", which is attached hereto
and incorporated herein by reference; and
WHEREAS, Lessee will be constructing the building and
improvements (together the "Building") on the real property
described in Exhibit "A", which Building is described in the
plans and specifications heretofore submitted to Lessor; and
WHEREAS, Lessee desires to lease said real property and
Building (said real property and Building hereinafter
referred to as the "Leased Premises"), from Lessor upon the
terms and conditions hereinafter provided;
NOW, THEREFORE, in consideration of the Rents, terms,
covenants, conditions, and agreements hereinafter described
to be paid, kept, and performed by Lessee, Lessor does
hereby grant, demise, lease, and let unto Lessee, and Lessee
does hereby take and hire from Lessor and does hereby
covenant, promise, and agree as follows:
ARTICLE 1. LEASED PREMISES
Lessor hereby leases to Lessee, and Lessee leases and
takes from Lessor, the Leased Premises subject to the
conditions of this Lease.
ARTICLE 2. TERM
(A) The term of this Lease ("Term") shall be Twenty
(20) consecutive "Lease Years", as hereinafter defined,
commencing on December 23rd , 1997 ("Occupancy Date").
(B) The first "Lease Year" of the Term shall be for a
period of twelve (l2) consecutive calendar months from the
Occupancy Date. If the Occupancy Date shall be other than
the first day of a calendar month, the first "Lease Year"
shall be the period from the Occupancy Date to the end of
the calendar month of the Occupancy Date, plus the following
twelve (l2) calendar months. Each Lease Year after the
first Lease Year shall be a successive period of twelve
(l2) calendar months.
(C) The parties agree that once the Occupancy Date has
been established, upon the request of either party, a short
form or memorandum of this Lease will be executed for
recording purposes. That short form or memorandum of this
Lease will set forth the actual occupancy and termination
dates of the Term and optional Renewal Terms, as defined in
Article 28 hereof, and the existence of any right of first
refusal, and that said right shall terminate when the Lessee
shall lose right to possession or this Lease is terminated,
whichever occurs first.
ARTICLE 3. CONSTRUCTION OF IMPROVEMENTS
(A) Lessee warrants and agrees that the Building will
be constructed on the Leased Premises, and all other
improvements to the land, including the parking lot,
approaches, and service areas, will be constructed in all
material respects by Lessee substantially in accordance with
the plot, plans, and specifications heretofore submitted to
Lessor.
(B) Lessee warrants that the Building and all other
improvements to the land contemplated do comply with the
laws, ordinances, rules, and regulations of all state and
local governments.
(C) Lessee agrees to pay, if not already paid in full,
for all architectural fees and actual construction costs
relating to the Building and other related improvements on
the Leased Premises, in the past, present or future, which
shall include, but not be limited to, plans and
specifications, general construction, carpentry, electrical,
plumbing, heating, ventilating, air conditioning,
decorating, equipment installation, outside lighting,
curbing, landscaping, blacktopping, electrical sign hookup,
conduit and wiring from building, fencing, and parking
curbs, builder's risk insurance (naming Lessor, Lessee, and
contractor as co-insured), and all construction bonds for
improvements made by or at the direction of Lessee.
(D) Opening for business in the Leased Premises by
Lessee shall constitute an acceptance of the Leased Premises
and an acknowledgment by Lessee that the premises are in the
condition described under this Lease.
ARTICLE 4. RENT PAYMENTS
(A) Annual Rent Payable for the first, second, and
third Lease Years: Lessee shall pay to Lessor an annual
Base Rent of $105,771.24, which amount shall be payable in
advance on the first day of each month in equal monthly
installments of $2,296.12 to Lessor Fund XV, $2,296.12 to
Lessor Fund XVII, $2,111.02 to Lessor Fund XVIII, and
$2,111.01 to Lessor Fund XIX. If the first day of the Lease
Term is not the first day of a calendar month, then the
monthly Rent payable for that partial month shall be a
prorated portion of the equal monthly installment of Base
Rent.
(B) Annual Rent Payable beginning in the fourth,
seventh, tenth, thirteenth, sixteenth,nineteenth, and if
renewed according to the terms hereof, the twenty-second,
twenty-fifth, twenty-eighth, thirty-first, and thirty-fourth
Lease Year:
1. In the fourth and every third Lease Year
thereafter, the annual Base Rent due and payable shall
increase by an amount equal to the lesser of: a) Seven and
35/100 Percent (7.35%) of the Base Rent payable for the
immediately prior Lease Year, or b) The "CPI-U Percentage
Increase" of the Base Rent payable for the prior Lease Year.
"CPI-U" shall mean the Consumer Price
Index for All Urban Consumers, (all items), published by the
United States Department of Labor, Bureau of Labor
Statistics (BLS) (1982-84 equal 100), U.S. Cities Average,
or, in the event said index ceases to be published, by any
successor index recommended as a substitute therefor by the
United States Government or a comparable, nonpartisan
substitute reasonably designated by Lessor. If the BLS
changes the base reference period for the Price Index from
1982-84=100, the CPI-U Percentage Increase shall be
determined with the use of such conversion formula or table
as may be published by the BLS.
The term "CPI-U Percentage Increase"
shall mean the percentage increase in the CPI-U determined
by reference to the increase, if any, in the latest monthly
CPI-U issued prior to the first day of the Lease Year for
which Base Rent is being increased, over the CPI-U issued
for the same month in the third year prior (e.g., the
December CPI-U for the year 2000 over the December CPI-U for
the year 1997.) Said month's CPI-U shall be used even
though that CPI-U will not be for the month in which the
renewal term commences. In no event shall the CPI-U
Percentage Increase be less than zero.
(C) Overdue Payments.
Lessee shall pay interest on all overdue payments of
Rent or other monetary amounts due hereunder at the rate of
fifteen percent (15%) per annum or the highest rate allowed
by law, whichever is less, accruing from the date such Rent
or other monetary amounts were properly due and payable.
ARTICLE 5. INSURANCE AND INDEMNITY
(A) Lessee shall, throughout the Term or Renewal
Terms, if any, of this Lease, at its own cost and expense,
procure and maintain insurance which covers the Leased
Premises and improvements against fire, wind, and storm
damage (including flood insurance if the Leased Premises is
in a federally designated flood prone area) and such other
risks (including earthquake insurance, if the Leased
Premises is located in a federally designated earthquake
zone or in an ISO high risk earthquake zone) as may be
included in the broadest form of all risk, extended coverage
insurance as may, from time to time, be available in amounts
sufficient to prevent Lessor or Lessee from becoming a co-
insurer within the terms of the applicable policies. In any
event, the insurance shall not be less than one hundred
percent (100%) of the then insurable value, with such
commercially reasonable deductibles as Lessor may reasonably
require from time to time. Additionally, replacement cost
endorsements, vandalism endorsement, malicious mischief
endorsement, waiver of subrogation endorsement, waiver of co-
insurance or agreed amount endorsement (if available), and
Building Ordinance Compliance endorsement and Rent loss
endorsements (for a period of 90 days) must be obtained.
(B) Lessee agrees to place and maintain throughout the
Term or Renewal Terms, if any, of this Lease, at Lessee's
own expense, public liability insurance with respect to
Lessee's use and occupancy of said premises, including "Dram
Shop" or liquor liability insurance, if the same shall be or
become available in the State of Michigan, with initial
limits of at least $1,000,000 per occurrence/$3,000,000
general aggregate (inclusive of umbrella coverage), or such
additional amounts as Lessor shall reasonably require from
time to time.
(C) Lessee agrees to notify Lessor in writing if
Lessee is unable to procure all or some part of the
aforesaid insurance. In the event Lessee fails to provide
all insurance required under this Lease, Lessor shall have
the right, but not the obligation, to procure such insurance
on Lessee's behalf, following five (5) business days written
notice to Lessee of Lessor's intent to do so (unless
insurance then in place would during such period, or already
has, lapsed, in which case no notice need be given) and
Lessee may obtain such insurance during said five day period
and not then be in default hereunder. If Lessor shall obtain
such insurance, Lessee will then, within five (5) business
days from receiving written notice, pay Lessor the amount of
the premiums due or paid, together with interest thereon at
the lesser of 15% per annum or the highest rate allowable by
law, which amount shall be considered Rent payable by Lessee
in addition to the Rent defined at Article 4 hereof.
(D) All policies of insurance provided for or
contemplated by this Article can be under Lessee's blanket
insurance coverage and shall name Lessor, Lessor's corporate
general partner, and Robert P. Johnson, as the general
partner of Lessor, and Lessee as additional insured and loss
payee, as their respective interests (as landlord and
lessee, respectively) may appear, and shall provide that the
policies cannot be canceled, terminated, changed, or
modified without thirty (30) days written notice to the
parties. In addition, all of such policies shall be in
place on or before the Occupancy Date and contain
endorsements by the respective insurance companies waiving
all rights of subrogation, if any, against Lessor. All
insurance companies providing coverages must be rated "A" or
better by Best's Key Rating Guide (the most current
edition), or similar quality under a successor guide if
Best's Key Rating shall cease to be published. Lessee
shall maintain legible copies of any and all policies and
endorsements required herein, to be made available for
Lessor's review and photocopy upon Lessor's reasonable
request from time to time. On the Occupancy Date and no
less than fifteen (15) business days prior to expiration of
such policies, Lessee shall provide Lessor with legible
copies of any and all renewal Certificates of Insurance
reflecting the above terms of the Policies (including
endorsements). Lessee agrees that it will not settle any
property insurance claims affecting the Leased Premises in
excess of $25,000 without Lessor's prior written consent,
such consent not to be unreasonably withheld or delayed.
Lessor shall consent to any settlement of an insurance claim
wherein Lessee shall confirm in writing with evidence
reasonably satisfactory to Lessor that Lessee has sufficient
funds available to complete the rebuilding of the Premises.
(E) Lessee shall defend, indemnify, and hold Lessor
harmless against any and all claims, damages, and lawsuits
arising after the Occupancy Date of this Lease and any
orders, decrees or judgments which may be entered therein,
brought for damages or alleged damages resulting from any
injury to person or property or from loss of life sustained
in or about the Leased Premises, unless such damage or
injury results from the intentional misconduct or the gross
negligence of Lessor and Lessee agrees to save Lessor
harmless from, and indemnify Lessor against, any and all
injury, loss, or damage, of whatever nature, to any person
or property caused by, or resulting from any act, omission,
or negligence of Lessee or any employee or agent of Lessee.
In addition, Lessee hereby releases Lessor from any and all
liability for any loss or damage caused by fire or any of
the extended coverage casualties, unless such fire or other
casualty shall be brought about by the intentional
misconduct or negligence of Lessor. In the event of any
loss, damage, or injury caused by the joint negligence or
willful misconduct of Lessor and Lessee, they shall be
liable therefor in accordance with their respective degrees
of fault.
(F) Lessor hereby waives any and all rights that it
may have to recover from Lessee damages for any loss
occurring to the Leased Premises by reason of any act or
omission of Lessee; provided, however, that this waiver is
limited to those losses for which Lessor is compensated by
its insurers, if the insurance required by this Lease is
maintained. Lessee hereby waives any and all right that it
may have to recover from Lessor damages for any loss
occurring to the Leased Premises by reason of any act or
omission of Lessor; provided, however, that this waiver is
limited to those losses for which Lessee is, or should be if
the insurance required herein is maintained, compensated by
its insurers.
ARTICLE 6. TAXES, ASSESSMENTS AND UTILITIES
(A) Lessee shall be liable and agrees to pay the
charges for all public utility services rendered or
furnished to the Leased Premises, including heat, water,
gas, electricity, sewer, sewage treatment facilities and the
like, all personal property taxes, real estate taxes,
special assessments, and municipal or government charges,
general, ordinary and extraordinary, of every kind and
nature whatsoever, which may be levied, imposed, or assessed
against the Leased Premises, or upon any improvements
thereon, at any time after the Occupancy Date of this Lease
for the period prior to the expiration of the term hereof,
or any Renewal Term, if exercised.
(B) Lessee shall pay all real estate taxes,
assessments for public improvements or benefits, and other
governmental impositions, duties, and charges of every kind
and nature whatsoever which shall or may, during the term of
this Lease, be charged, laid, levied, assessed, or imposed
upon, or become a lien or liens upon the Leased Premises or
any part thereof. Such payments shall be considered as Rent
paid by Lessee in addition to the Rent defined at Article 4
hereof. If due to a change in the method of taxation, a
franchise tax, Rent tax, or income or profit tax shall be
levied against Lessor in substitution for or in lieu of any
tax which would otherwise constitute a real estate tax, such
tax shall be deemed a real estate tax for the purposes
herein and shall be paid by Lessee; otherwise Lessee shall
not be liable for any such tax levied against Lessor.
(C) All real estate taxes, assessments for public
improvements or benefits, water rates and charges, sewer
rents, and other governmental impositions, duties, and
charges which shall become payable for the first and last
tax years of the term hereof shall be apportioned pro rata
between Lessor and Lessee in accordance with the respective
number of months during which each party shall be in
possession of the Leased Premises (or through the expiration
of the term hereof, if longer) in said respective tax years.
Lessee shall pay within 60 days of the expiration of the
term hereof Lessor's reasonable estimate of Lessee's pro-
rata share of real estate taxes for the last tax year of the
term hereof, based upon the last available tax bill. Lessor
shall give Lessee notice of such estimated pro-rata real
estate taxes no later than 75 days from the end of the term
hereof. Upon receipt of the actual statement of real estate
taxes for such prorated period, Lessor shall either refund
to Lessee any over payment of the pro-rata Lessee
obligation, or shall assess and Lessee shall pay promptly
upon notice any remaining portion of the Lessee's pro-rata
obligation for such real estate taxes.
(D) Lessee shall have the right to contest or review
by legal proceedings or in such other manner as may be legal
(which, if instituted, shall be conducted solely at Lessee's
own expense) any tax, assessment for public improvements or
benefits, or other governmental imposition aforementioned,
upon condition that, before instituting such proceeding
Lessee shall pay (under protest) such tax or assessments for
public improvements or benefits, or other governmental
imposition, duties and charges aforementioned, unless such
payment would act as a bar to such contest or interfere
materially with the prosecution thereof and in such event
Lessee shall post with Lessor alternative security
reasonably satisfactory to Lessor. All such proceedings
shall be begun as soon as reasonably possible after the
imposition or assessment of any contested items and shall
be prosecuted to final adjudication with reasonable
dispatch. In the event of any reduction, cancellation, or
discharge, Lessee shall pay the amount that shall be finally
levied or assessed against the Leased Premises or
adjudicated to be due and payable, and, if there shall be
any refund payable by the governmental authority with
respect thereto, if Lessee has paid the expense of Lessor in
such proceedings, Lessee shall be entitled to receive and
retain the refund, subject, however, to apportionment as
provided during the first and last years of the term of this
Lease.
(E) Lessor, within sixty (60) days after notice to
Lessee if Lessee fails to commence such proceedings, may,
but shall not be obligated to, contest or review by legal
proceedings, or in such other manner as may be legal, and at
Lessor's own expense, any tax, assessments for public
improvements and benefits, or other governmental imposition
aforementioned, which shall not be contested or reviewed, as
aforesaid, by Lessee, and unless Lessee shall promptly join
with Lessor in such contest or review, Lessor shall be
entitled to receive and retain any refund payable by the
governmental authority with respect thereto.
(F) Lessor shall not be required to join in any
proceeding referred to in this Article,
unless in Lessee's reasonable opinion, the provisions of any
law, rule, or regulation at the time in effect shall require
that such a proceeding be brought by and/or in the name of
Lessor, in which event Lessor shall upon written request,
join in such proceedings or permit the same to be brought in
its name, all at no cost or expense to Lessor.
(G) Within thirty (30) days after Lessor notifies
Lessee in writing that Lessor has paid such amount, Lessee
shall also pay to Lessor, as additional Rent, the amount of
any sales tax, franchise tax, excise tax, on Rents imposed
by the State where the Leased Premises are located. At
Lessor's option, Lessee shall deposit with Lessor on the
first day of each and every month during the term hereof, an
amount equal to one-twelfth (1/12) of any estimated sales
tax payable to the State in which the property is situated
for Rent received by Lessor hereunder ("Deposit"). From
time to time out of such Deposit Lessor will pay the sales
tax to the State in which the property is situated as
required by law. In the event the Deposit on hand shall not
be sufficient to pay said tax when the same shall become due
from time to time, or the prior payments shall be less than
the current estimated monthly amounts, then Lessee shall pay
to Lessor on demand any amount necessary to make up the
deficiency. The excess of any such Deposit shall be
credited to subsequent payments to be made for such items.
If a default or an event of default shall occur under the
terms of this Lease, Lessor may, at its option, without
being required so to do, apply any Deposit on hand to cure
such default, in such order and manner as Lessor may elect.
ARTICLE 7. PROHIBITION ON ASSIGNMENTS AND SUBLETTING;
TAKE-BACK RIGHTS
(A) Except as otherwise expressly provided in this
Article, Lessee shall not, without obtaining the prior
written consent of Lessor, in each instance:
1. assign or otherwise transfer this Lease,
or any part of Lessee's right, title or interest therein;
2. sublet all or any part of the Leased
Premises or allow all or any part of the Leased Premises to
be used or occupied by any other Persons (herein defined as
a Party other than Lessee, be it a corporation, a
partnership, an individual or other entity); or
3. mortgage, pledge or otherwise encumber
this Lease, or the Leased Premises.
(B) For the purposes of this Article:
1. the transfer of voting control of any
class of capital stock of any corporate Lessee or sublessee,
or the transfer voting control of the total interest in any
other person which is a Lessee or sublessee, however
accomplished, whether in a single transaction or in a series
of related or unrelated transactions, shall be deemed an
assignment of this Lease, or of such sublease, as the case
may be;
2. an agreement by any other Person,
directly or indirectly, to assume Lessee's obligations under
this Lease shall be deemed an assignment;
3. any Person to whom Lessee's interest
under this Lease passes by operation of law, or otherwise,
shall be bound by the provisions of this Article;
4. each material modification, amendment
or extension or any sublease to which Lessor has previously
consented shall be deemed a new sublease; and
5. Lessee shall present the signed consent
to such assignment and/or subletting from any guarantors of
this Lease, such consent to be in form and substance
reasonably satisfactory to Lessor.
Lessee agrees to furnish to Lessor within five (5)
business days following demand at any time such information
and assurances as Lessor may reasonably request that neither
Lessee, nor any previously permitted sublessee or assignee,
has violated the provisions of this Article.
(C) If Lessee agrees to assign this Lease or to sublet
all or any portion of the Leased Premises, Lessee shall,
prior to the effective date thereof (the "Effective Date"),
deliver to Lessor executed counterparts of any such
agreement and of all ancillary agreements with the proposed
assignee or sublessee, as applicable. If Lessee shall fail
to do so, and shall have surrendered possession of the
Leased Premises in violation of its duty of prior notice and
failed to obtain Lessor's prior consent (if and where
required herein), and, if in such event, Lessor in its sole
discretion (except as otherwise specifically limited herein)
shall not consent to a proposed sublease or assignment,
Lessor shall then have all of the following rights, any of
which Lessor may exercise by written notice to Lessee given
within thirty (30) days after Lessor receives the
aforementioned documents:
1. with respect to a proposed assignment of
this Lease, the right to terminate this Lease on the
Effective Date as if it were the Expiration Date of this
Lease;
2. with respect to a proposed subletting of
the entire Leased Premises, the right to terminate this
Lease on the Effective Date as if it were the Expiration
Date; or
3. with respect to a proposed subletting
of less than the entire Leased Premises, the right to
terminate this Lease as to the portion of the Leased
Premises affected by such subletting on the Effective Date,
as if it were the Expiration Date, in which case Lessee
shall promptly execute and deliver to Lessor an appropriate
modification of this Lease in form satisfactory to Lessor in
all respects.
4. with respect to a proposed subletting
or proposed assignment of this Lease, impose such conditions
upon Lessor's consent as Lessor shall determine in its sole
discretion.
(D) If Lessor exercises any of its options under
Article 7(C) above, (and if Lessor shall impose conditions
upon its consent and Lessee shall fail to meet any
conditions Lessor may impose upon its consent), Lessor may
then lease the Leased Premises or any portion thereof to
Lessee's proposed assignee or sublessee, as the case may be,
without liability whatsoever to Lessee.
(E) Notwithstanding anything above to the contrary,
Lessor agrees to consent to any assignment or sublease all
or any portion of the Lessee's interests herein to Unique
Casual Restaurants, Inc., or a franchisee or licensee in
good standing of Champps Entertainment Inc, for the Champps
restaurant concept, provided Lessor is given prior written
notice of such sublease or assignment, accompanied by a copy
of such sublease or assignment, and the consents of Lessee
and Guarantors (such consent to be in form and substance
satisfactory to Lessor) to such assignment or sublet,
affirming their continued liability hereunder (or under
their guaranty, respectively).
Lessor agrees that its consent to any other proposed
assignment or sublet shall not be unreasonably withheld or
delayed, provided Lessor is given prior written notice of
such sublease or assignment, accompanied by a copy of such
sublease or assignment, and the consents of Lessee and
Guarantors (such consent to be in form and substance
satisfactory to Lessor) to such assignment or sublet,
affirming their continued liability hereunder (or under
their guaranty, respectively).
(F) Notwithstanding anything above to the contrary,
the Lessee's interest herein shall not be assignable in any
manner in accordance with the terms hereof unless and until
the termination of the Development Financing Agreement as
set forth in Article 35 hereof.
ARTICLE 8. REPAIRS AND MAINTENANCE
(A) Lessee covenants and agrees to keep and maintain
in good order, condition and repair the interior and
exterior of the Leased Premises during the term of the
Lease, or any renewal terms, and further agrees that Lessor
shall be under no obligation to make any repairs or perform
any maintenance to the Leased Premises. Lessee covenants
and agrees that it shall be responsible for all repairs,
alterations, replacements, or maintenance of, including but
without limitation to or of: The interior and exterior
portions of all doors; door checks and operators; windows;
plate glass; plumbing; water and sewage facilities;
fixtures; electrical equipment; interior walls; ceilings;
signs; roof; structure; interior building appliances and
similar equipment; heating and air conditioning equipment;
and any equipment owned by Lessor and leased to Lessee
hereunder, as itemized on Exhibit B attached hereto and
incorporated herein by reference; and further agrees to
replace any of said equipment when necessary. Lessee
further agrees to be responsible for, at its own expense,
snow removal, lawn maintenance, landscaping, maintenance of
the parking lot (including parking lines, seal coating, and
blacktop surfacing), and other similar items.
(B) If Lessee refuses or neglects to commence or
complete repairs promptly and adequately, after prior
written notice as required under Article 16(B) (except in
cases of emergency to prevent waste or preserve the safety
and integrity of the Leased Premises, in which case no
notice need be given), Lessor may cause such repairs to be
made, but shall not be required to do so, and Lessee shall
pay the cost thereof to Lessor within five (5) business days
following demand. It is understood that Lessee shall pay
all expenses and maintenance and repair during the term of
this Lease. If Lessee is not then in default hereunder,
Lessee shall have the right to make repairs and improvements
to the Leased Premises without the consent of Lessor if such
repairs and improvements do not exceed Fifty Thousand
Dollars ($50,000.00), provided such repairs or improvements
do not affect the structural integrity of the Leased
Premises. Any repairs or improvements in excess of Fifty
Thousand Dollars ($50,000.00) or affecting the structural
integrity of the Leased Premises may be done only with the
prior written consent of Lessor, such consent not to be
unreasonably withheld or delayed. All alterations and
additions to the Leased Premises shall be made in accordance
with all applicable laws and shall remain for the benefit of
Lessor, except for Lessee's moveable trade fixtures. In the
event of making such alterations as herein provided, Lessee
further agrees to indemnify and save harmless Lessor from
all expense, liens, claims or damages to either persons or
property or the Leased Premises which may arise out of or
result from the undertaking or making of said repairs,
improvements, alterations or additions, or Lessee's failure
to make said repairs, improvements, alterations or
additions.
ARTICLE 9. COMPLIANCE WITH LAWS AND REGULATIONS
Lessee will comply with all statutes, ordinances,
rules, orders, regulations and requirements of all federal,
state, city and local governments, and with all rules,
orders and regulations of the applicable Board of Fire
Underwriters which affect the use of the improvements.
Lessee will comply with all easements, restrictions, and
covenants of record against or affecting the Leased Premises
and any franchise or license agreements required for
operation of the Leased Premises in accordance with Article
14 hereof.
ARTICLE 10. SIGNS
Lessee shall have the right to install and maintain a
sign or signs advertising Lessee's business, provided that
the signs conform to law, and further provided that the sign
or signs conform specifically to the written requirements of
the appropriate governmental authorities.
ARTICLE 11. SUBORDINATION
(A) Lessor reserves the right and privilege to subject
and subordinate this Lease at all times to the lien of any
mortgage or mortgages now or hereafter placed upon Lessor's
interest in the Leased Premises and on the land and
buildings of which said premises are a part, or upon any
buildings hereafter placed upon the land of which the Leased
Premises are a part, provided such mortgagee shall execute
its standard form, commercially reasonable subordination,
attornment and non-disturbance agreement. Lessor also
reserves the right and privilege to subject and subordinate
this Lease at all times to any and all advances to be made
under such mortgages, and all renewals, modifications,
extensions, consolidations, and replacements thereof,
provided such mortgagee shall execute its standard form,
commercially reasonable subordination, attornment and non-
disturbance agreement.
(B) Lessee covenants and agrees to execute and
deliver, upon demand, such further instrument or instruments
subordinating this Lease on the foregoing basis to the lien
of any such mortgage or mortgages as shall be desired by
Lessor and any proposed mortgagee or proposed mortgagees,
provided such mortgagee shall execute its standard form,
commercially reasonable subordination, attornment and non-
disturbance agreement.
ARTICLE l2. CONDEMNATION OR EMINENT DOMAIN
(A) If the whole of the Leased Premises are taken by
any public authority under the power of eminent domain, or
by private purchase in lieu thereof, then this Lease shall
automatically terminate upon the date possession is
surrendered, and Rent shall be paid up to that day. If any
part of the Leased Premises shall be so taken as to render
the remainder thereof materially unusable in the opinion of
a licensed third party arbitrator reasonably approved by
Lessor and Lessee, for the purposes for which the Leased
Premises were leased, then Lessor and Lessee shall each have
the right to terminate this Lease on thirty (30) days notice
to the other given within ninety (90) days after the date of
such taking. In the event that this Lease shall terminate
or be terminated, the Rent shall, if and as necessary, be
paid up to the day that possession was surrendered.
(B) If any part of the Leased Premises shall be so
taken such that it does not materially interfere with the
business of Lessee, then Lessee shall, with the use of the
condemnation proceeds to be made available by Lessor, but
otherwise at Lessee's own cost and expense, restore the
remaining portion of the Leased Premises to the extent
necessary to render it reasonably suitable for the purposes
for which it was leased. Lessee shall make all repairs to
the building in which the Leased Premises is located to the
extent necessary to constitute the building a complete
architectural unit. Provided, however, that such work shall
not exceed the scope of the work required to be done by
Lessee in originally constructing such building unless
Lessee shall demonstrate to Lessor's reasonable satisfaction
the availability of funds to complete such work. Provided,
further, the cost thereof to Lessor shall not exceed the
proceeds of its condemnation award, all to be done without
any adjustments in Rent to be paid by Lessee. This lease
shall be deemed amended to reflect the taking in the legal
description of the Leased Premises.
(C) All compensation awarded or paid upon such total
or partial taking of the Leased Premises shall belong to and
be the property of Lessor without any participation by
Lessee, whether such damages shall be awarded as
compensation for diminution in value to the leasehold or to
the fee of the premises herein leased. Nothing contained
herein shall be construed to preclude Lessee from
prosecuting any claim directly against the condemning
authority in such proceedings for: Loss of business; damage
to or loss of value or cost of removal of inventory, trade
fixtures, furniture, and other personal property belonging
to Lessee; provided, however, that no such claim shall
diminish or otherwise adversely affect Lessor's award or the
award of any fee mortgagee.
ARTICLE 13. RIGHT TO INSPECT
Lessor reserves the right to enter upon, inspect and
examine the Leased Premises at any time during business
hours, after reasonable notice to Lessee, and Lessee agrees
to allow Lessor free access to the Leased Premises to show
the premises. Upon default by Lessee or at any time within
ninety (90) days of the expiration or termination of the
Lease, Lessee agrees to allow Lessor to then place "For
Sale" or "For Rent" signs on the Leased Premises. Lessor
and Lessor's representatives shall at all times while upon
or about the Leased Premises observe and comply with
Lessee's reasonable health and safety rules, regulations,
policies and procedures. Lessor agrees to indemnify and
hold Lessee, its successors, assigns, agents and employees
from and against any liability, claims, demands, cause of
action, suits and other litigation or judgements of every
kind and character, including injury to or death of any
person or persons, or trespass to, or damage to, or loss or
destruction of, any property, whether real or personal, to
the extent resulting from the negligence or willful
misconduct or Lessor or Lessor's representatives while upon
or about the Leased Premises.
ARTICLE 14. EXCLUSIVE USE
(A) After the Occupancy Date, Lessee expressly agrees
and warrants that the Leased Premises will be used
exclusively as a Champps Restaurant or other casual dining
sit-down restaurant. In any other such case, after
obtaining Lessor's prior written consent, such consent not
to be unreasonably withheld or delayed, Lessee may conduct
any lawful business from the Leased Premises. Lessee
acknowledges and agrees that any other use without the prior
written consent of Lessor will constitute a default under
and a violation and breach of this Lease. Lessee agrees:
To open for business within a reasonable period of time
after completion of construction of the contemplated
Improvements; to operate all of the Leased Premises during
the Term or Renewal Terms during regular and customary hours
for businesses similar to the permitted exclusive use stated
herein, unless prevented from doing so by causes beyond
Lessee's control or due to remodeling; and to conduct its
business in a professional and reputable manner.
(B) If the Leased Premises are not operated as a
Champps Restaurant or other casual dining sit-down
restaurant or other permitted use hereunder, or remain
closed for thirty (30) consecutive days (unless such closure
results from reasons beyond Lessee's reasonable control) and
in the event Lessee fails to pay Rent when due or fulfill
any other obligation hereunder, then Lessee shall be in
default hereunder and Lessor may, at its option, cancel this
Lease by giving written notice to Lessee or exercise any
other right or remedy that Lessor may have; provided,
however, that closings shall be reasonably permitted for
replacement of trade fixtures or during periods of repair
after destruction or due to remodeling.
ARTICLE 15. DESTRUCTION OF PREMISES
If, during the term of this Lease, the Leased Premises
are totally or partially destroyed by fire or other
elements, within a reasonable time (but in no event longer
than one hundred eighty (180) days and subject to the
provisions herein below), Lessee shall repair and restore
the improvements so damaged or destroyed as nearly as may be
practical to their condition immediately prior to such
casualty. All rents payable by Lessee shall be abated
during the period of repair and restoration to the extent
that Lessor shall be compensated by the proceeds of the rent
loss insurance required to be maintained by Lessee
hereunder.
Provided Lessee is not in default hereunder (and
retains according to the terms hereof the right to rebuild)
with the Lessor's prior written consent, which consent shall
not be unreasonably withheld or delayed, Lessee shall have
the right to promptly and in good faith settle and adjust
any claim under such insurance policies with the insurance
company or companies on the amounts to be paid upon the
loss. The insurance proceeds shall be used to reimburse
Lessee for the cost of rebuilding or restoration of the
Leased Premises. Risk that the insurance company shall be
insolvent or shall refuse to make insurance proceeds
available shall be with Lessee. The Leased Premises shall be
so restored or rebuilt so as to be of at least equal value
and substantially the same character as prior to such damage
or destruction. If the insurance proceeds are less than
Fifty Thousand Dollars ($50,000), they shall be paid to
Lessee for such repair and restoration. If the insurance
proceeds are greater than or equal to Fifty Thousand Dollars
($50,000), they shall be deposited by Lessee and Lessor into
a customary construction escrow at a nationally recognized
title insurance company, or at Lessee's option, with Lessor
("Escrowee") and shall be made available from time to time
to Lessee for such repair and restoration. Such proceeds
shall be disbursed in conformity with the terms and
conditions of a commercially reasonable construction loan
agreement. Lessee shall, in either instance, deliver to
Lessor or Escrowee (as the case may be) satisfactory
evidence of the estimated cost of completion together with
such architect's certificates, waivers of lien, contractor's
sworn statements and other evidence of cost and of payments
as the Lessor or Escrowee may reasonably require and
approve. If the estimated cost of the work exceeds One
Hundred Thousand Dollars ($100,000), all plans and
specifications for such rebuilding or restoration shall be
subject to the reasonable approval of Lessor.
Any insurance proceeds remaining with Escrowee after
the completion of the repair or restoration shall be paid to
Lessor to reduce the sum of monies expended by Lessor to
acquire its interest in the Lease Premises and rent
hereunder shall be reduced by 10.5% of such amount.
If the proceeds from the insurance are insufficient,
after review of the bids for completion of such
improvements, or should become insufficient during the
course of construction, to pay for the total cost of repair
or restoration, Lessee shall, prior to commencement of work,
demonstrate to Escrowee and Lessor's reasonable
satisfaction, the availability of such funds necessary to
completion construction and Lessee shall deposit the same
with Escrowee for disbursement under the construction escrow
agreement.
Provided, further, that should the Leased Premises be
damaged or destroyed to the extent of fifty (50%) percent of
its value or such that Lessee cannot carry on business as a
casual dining restaurant without (in the opinion of a
licensed third party architect reasonably approved by Lessor
and Lessee) being closed for more than sixty (60) days
(which duration of closure may be established by Lessee by
the affidavit of the approved independent third party
architect as to the estimated time of repair) during the
last two (2) years of the remaining term of this Lease or
any of the option terms of this Lease, if any further
options to renew remain, Lessee may elect within 30 days of
such damage, to then exercise at least one (1) option to
renew this Lease so that the remaining term of the Lease is
not less than five (5) years in order to be entitled to such
insurance proceeds for restoration or rebuilding. Absent
such election, this Lease shall terminate upon Lessor's
receipt of funds at least equal to the estimated cost of
such repair or restoration.
ARTICLE 16. ACTS OF DEFAULT
Each of the following shall be deemed a default by
Lessee and a breach of this Lease:
(A) Failure to pay the Rent or any
monetary obligation herein reserved, or any part thereof
when the same shall be due and payable. Interest and late
charges for failure to pay Rent when due shall accrue from
the first date such Rent was due and payable; provided,
however, Lessee shall have five (5) business days after
written notice from Lessor within which to cure the failure
to pay the Rent or any monetary obligation herein reserved.
(B) Failure to do, observe, keep
and perform any of the other terms, covenants, conditions,
agreements and provisions in this Lease to be done,
observed, kept and performed by Lessee; provided, however,
that Lessee shall have Thirty (30) days after written notice
from Lessor within which to cure such default, or such
longer time as may be reasonably necessary if such default
cannot reasonably be cured within Thirty (30) days, if
Lessee is diligently pursuing a course of conduct that in
Lessor's reasonable opinion is capable of curing such
default, but in any event such longer time shall not exceed
120 days after written notice from Lessor of the default
hereunder.
(C) The abandonment of the
premises by Lessee, the adjudication of Lessee as a
bankrupt, the making by Lessee of a general assignment for
the benefit of creditors, the taking by Lessee of the
benefit of any insolvency act or law, the appointment of a
permanent receiver or trustee in bankruptcy for Lessee
property, or the appointment of a temporary receiver which
is not vacated or set aside within sixty (60) days from the
date of such appointment; provided, however, that the
foregoing shall not constitute events of default so long as
Lessee continues to otherwise satisfy its obligations
(including but not limited to the payment of Rent)
hereunder.
ARTICLE 17. TERMINATION FOR DEFAULT
In the event of any uncured default by Lessee and at
any time thereafter, Lessor may serve a written notice upon
Lessee that Lessor elects to terminate this Lease. This
Lease shall then terminate on the date so specified as if
that date had been originally fixed as the expiration date
of the term herein granted, provided, however, that Lessee
shall have continuing liability for future rents for the
remainder of the original term and any exercised renewal
term as set forth in Article 19, notwithstanding any earlier
termination of the Lease hereunder (except where Lessee has
exercised a right to terminate where granted herein),
preserving unto Lessor the benefit of its bargained-for
rental payments.
ARTICLE 18. LESSOR'S RIGHT OF RE-ENTRY
In the event that this Lease shall be terminated as
hereinbefore provided, or by summary proceedings or
otherwise, or in the event of an uncured default hereunder
by Lessee, or in the event that the premises or any part
thereof, shall be abandoned by Lessee and Rent shall not be
paid or other obligations (including but not limited to
repair and maintenance obligations) of Lessee hereunder
shall not be met, then Lessor or its agents, servants or
representatives, may immediately or at any time thereafter,
re-enter and resume possession of the premises or any part
thereof, and remove all persons and property therefrom,
either by summary dispossess proceedings or by a suitable
action or proceeding at law, or by force or otherwise
without being liable for any damages therefor, except for
damages resulting from Lessor's negligence or willful
misconduct. Notwithstanding anything above to the contrary,
if Lessee is still in possession of the Leased Premises,
Lessor agrees to use such legal proceedings (summary or
otherwise) prescribed by law to regain possession of the
Leased Premises.
ARTICLE 19. LESSEE'S CONTINUING LIABILITY
(A) Should Lessor elect to re-enter as provided in
this Lease or should it take possession pursuant to legal
proceedings or pursuant to any notice provided for by law,
Lessor shall undertake commercially reasonable efforts to
mitigate Lessee's continuing liability hereunder as such
efforts may be prescribed by law or statute (which shall
include listing the Leased Premises with a licensed
commercial real estate broker and securing the property
against waste, but shall not otherwise include the
expenditure of Lessor's funds, unless the same be required
by law or statute), and in addition, Lessor may either (i)
terminate this Lease or (ii) it may from time to time,
without terminating the contractual obligation of Lessee to
pay Rent under this Lease, make such alterations and repairs
as may be necessary to relet the Leased Premises or any part
thereof for the remainder of the original Term or any
exercised Renewal Terms, at such Rent or Rents, and upon
such other terms and conditions as Lessor in its sole
discretion may deem advisable. Termination of Lessee's
right to possession by Court Order shall be sufficient
evidence of the termination of Lessee's possessory rights
under this Lease, and the filing of such an Order shall be
notice of the termination of Lessee's Right of First Refusal
as set forth in any Memorandum of Lease of record.
(B) Upon each such reletting, without termination of
the contractual obligation of Lessee to pay Rent under this
Lease, all Rents received by Lessor shall be applied as
follows:
1. First, to the payment of any
indebtedness other than Rent due hereunder from Lessee to
Lessor;
2. Second, to the payment of any
costs and expenses of such reletting, including brokerage
fees and attorney's fees and of costs of such alterations
and repairs;
3. Third, to the payment of Rent and
other monetary obligations due and unpaid hereunder;
4. Finally, the residue, if any,
shall be held by Lessor and applied in payment of future
Rent as the same may become due and payable hereunder.
If such Rents received from such reletting during any month
are less than that to be paid during that month by Lessee
hereunder, Lessee shall pay any such deficiency to Lessor.
Such deficiency shall be calculated and paid monthly. No
such re-entry or taking possession of such Leased Premises
by Lessor shall be construed as an election on its part to
terminate Lessee's contractual obligations under this Lease
respecting the payment of rent and obligations for the costs
of repair and maintenance unless a written notice of such
intention be given to Lessee.
(C) Notwithstanding any such reletting without
termination, Lessor may at any time thereafter elect to
terminate this Lease for any uncured breach.
(D) In addition to any other remedies Lessor may have
with this Article 19, Lessor may recover from Lessee all
damages it may incur by reason of any uncured breach,
including: The cost of recovering and reletting the Leased
Premises; reasonable attorney's fees; and, the present value
(discounted at a rate of 8% per annum) of the excess of the
amount of Rent and charges equivalent to Rent reserved in
this Lease for the remainder of the Term over the then
reasonable Rent value of the Leased Premises (or the actual
Rents receivable by Lessor, if relet), (the Lessee bearing
the burden of proof to demonstrate the amount of rental loss
for the same period, that through reasonable efforts to
mitigate damages, could have been avoided) for the remainder
of the Term, all of which amounts shall be immediately due
and payable from Lessee to Lessor in full. In the event
that the Rent obtained from such alternative or substitute
tenant is more than the Rent which Lessee is obligated to
pay under this Lease, then such excess shall be paid to
Lessor provided that Lessor shall credit such excess against
the outstanding obligations of
Lessee due pursuant hereto, if any.
(E) It is the object and purpose of this Article 19
that Lessor shall be kept whole and shall suffer no damage
by way of non-payment of Rent or by way of diminution in
Rent. Lessee waives and will waive all rights to trial by
jury in any summary proceedings or in any action brought to
recover Rent herein which may hereafter be instituted by
Lessor against Lessee in respect to the Leased Premises.
Lessee hereby waives any rights of re-entry it may have or
any rights of redemption or rights to redeem this Lease upon
a termination of this Lease.
ARTICLE 20. PERSONALTY, FIXTURES AND EQUIPMENT
(A) All building fixtures, building machinery, and
building equipment used in connection with the operation of
the Leased Premises including, but not limited to, heating,
electrical wiring, lighting, ventilating, plumbing, walk-in
refrigerators/coolers, walk-in freezers, air conditioning
systems, and the equipment owned by Lessor and leased to
Lessee hereunder as specifically set forth on Exhibit B
attached hereto and incorporated herein by reference shall
be the property of Lessor. All other trade fixtures and all
other articles of personal property owned by Lessee shall
remain the property of Lessee.
(B) Lessee shall furnish and pay for any and all
equipment, furniture, trade fixtures, and signs, except for
such items, if any, described in Article 20(A) above, as
owned by Lessor. Lessee agrees that Lessor shall have a
lien on all Lessee's equipment, furniture, trade fixtures,
furnishings, and signs as security for the performance of
and compliance with this Lease, subject to the rights of any
bona fide third party's security interest in such property.
Provided Lessee is not in default hereunder, Lessor will
agree that its interest in the personal property of Lessee
will be subordinated to financing which may exist or which
Lessee may cause to exist in the future on that same
personal property.
(C) At the end of the term of this Lease, the property
described at Article 20(B) above, after written notice to
Lessor given at least ten (10) business days prior to any
proposed removal, may be removed from the Leased Premises by
Lessee regardless of whether or not such property is
attached to the Leased Premises so as to constitute a
"fixture" within the meaning of the law; however, all
damages and repairs to the Leased Premises which may be
caused by the removal of such property shall be paid for by
Lessee.
ARTICLE 21. LIENS
Lessee shall not do or cause anything to be done
whereby the Leased Premises may be encumbered by any
mechanic's or other liens. Whenever and as often as any
mechanic's or other lien is filed against said Leased
Premises purporting to be for labor or materials furnished
or to be furnished to Lessee, Lessee shall remove the lien
of record by payment or by bonding with a surety company
authorized to do business in the state in which the property
is located, within forty-five (45) days from the date of the
filing of said mechanic's or other lien and delivery of
notice thereof to Lessee. Should Lessee fail to take the
foregoing steps within said forty-five (45) day period (or
in any event, prior to the expiration of the time within
which Lessee may bond over such lien to remove it as a lien
upon the Leased Premises), Lessor shall have the right,
among other things, to pay said lien without inquiring into
the validity thereof, and Lessee shall forthwith reimburse
Lessor for the total expense incurred by it in discharging
said lien as additional Rent hereunder.
ARTICLE 22. NO WAIVER BY LESSOR EXCEPT IN WRITING
No agreement to accept a surrender of the Leased
Premises or termination of this Lease shall be valid unless
in writing signed by Lessor. The delivery of keys to any
employee of Lessor or Lessor's agents shall not operate as a
termination of the Lease or a surrender of the premises.
The failure of Lessor to seek redress for violation of any
rule or regulation, shall not prevent a subsequent act,
which would have originally constituted a violation, from
having all the force and effect of an original violation.
Neither payment by Lessee or receipt by Lessor of a lesser
amount than the Rent herein stipulated shall be deemed to be
other than on account of the earliest stipulated Rent. Nor
shall any endorsement or statement on any check nor any
letter accompanying any check or payment as Rent be deemed
an accord and satisfaction. Lessor may accept such check or
payment without prejudice to Lessor's right to recover the
balance of such Rent or pursue any other remedy provided in
this Lease. This Lease contains the entire agreement
between the parties, and any executory agreement hereafter
made shall be ineffective to change it, modify it or
discharge it, in whole or in part, unless such executory
agreement is in writing and signed by the party against whom
enforcement of the change, modification or discharge is
sought.
ARTICLE 23. QUIET ENJOYMENT
Lessor covenants that Lessee, upon paying the Rent set
forth in Article 4 and all other sums herein reserved as
Rent and upon the due performance of all the terms,
covenants, conditions and agreements herein contained on
Lessee's part to be kept and performed, shall have, hold and
enjoy the Leased Premises free from molestation, eviction,
or disturbance by Lessor, or by any other person or persons
lawfully claiming the same, and that Lessor has good right
to make this Lease for the full term granted, including
renewal periods.
ARTICLE 24. BREACH - PAYMENT OF COSTS AND ATTORNEYS' FEES
Each party agrees to pay and discharge all reasonable
costs, and actual attorneys' fees, including but not limited
to attorney's fees incurred at the trial level and in any
appellate or bankruptcy proceeding, and expenses that shall
be incurred by the prevailing party in enforcing the
covenants, conditions and terms of this Lease or defending
against an alleged breach, including the costs of reletting.
Such costs, attorneys fees, and expenses if incurred by
Lessor shall be considered as Rent as due and owing in
addition to any Rent defined in Article 4 hereof.
ARTICLE 25. ESTOPPEL CERTIFICATES
Either party to this Lease will, at any time, upon not
less than ten (10) business days prior request by the other
party, execute, acknowledge and deliver to the requesting
party a statement in writing, executed by an executive
officer of such party, certifying that: (a) this Lease is
unmodified (or if modified then disclosure of such
modification shall be made); (b) this Lease is in full force
and effect; (c) the date to which the Rent and other charges
have been paid; and (d) to the knowledge of the signer of
such certificate that the other party is not in default in
the performance of any covenant, agreement or condition
contained in this Lease, or if a default does exist,
specifying each such default of which the signer may have
knowledge. It is intended that any such statement delivered
pursuant to this Article may be relied upon by any
prospective purchaser or mortgagee of the Leased Premises or
any assignee of such mortgagee or a purchaser of the
leasehold estate.
ARTICLE 26. FINANCIAL STATEMENTS
During the term of this Lease, Lessee will, within
ninety (90) days after the end of Lessee's fiscal year,
furnish its financial statements to Lessor. Lessee's
financial statements shall include, at a minimum, a
consolidated balance sheet and statement of operations, and
do not need to be prepared by an independent certified
public accountant, but shall be prepared in conformity with
generally accepted accounting principles (hereafter "GAAP")
and be represented and warranted in writing as true and
correct by the chief financial officer or other authorized
officer of Lessee. Additionally, during the term of the
Lease, Lessee will within forty-five (45) days from the end
of each quarter of each fiscal year, furnish Lessor with
Lessee's financial statements and operating statements of
the Leased Premises for such quarter. Lessor shall have the
right to require such financial statements and operating
statements on a monthly basis after the occurrence of a
default. Said quarterly (or monthly, if requested by
Lessor) statements do not need to be prepared by an
independent certified public accountant, but shall be
represented and warranted in writing as true and correct by
the chief financial officer or other authorized officer of
Lessee. The financial statements shall conform to GAAP, and
include, at a minimum, a balance sheet and statement of
operations.
ARTICLE 27. MORTGAGE
Lessee does hereby agree to make reasonable
modifications of this Lease requested by any Mortgagee of
record from time to time, provided such modifications are
not substantial and do not increase any of the Rents or
obligations of Lessee under this Lease or substantially
modify any of the business elements of this Lease.
ARTICLE 28. OPTION TO RENEW
If this Lease is not previously canceled or terminated
and if Lessee has materially complied with and performed all
of the covenants and conditions in this Lease after
applicable cure periods and is not currently in default,
then Lessee shall have the option to renew this Lease upon
the same conditions and covenants contained in this Lease
for Three (3) consecutive periods of Five (5) years each
(singularly "Renewal Term"). Rent during the Twenty-Second,
Twenty-Fifth, Twenty-Eighth, Thirty-First, and Thirty-Fourth
Lease Year of the Renewal Term shall increase by the lesser
of Seven and Thirty-Five One Hundredths Percent (7.35%) of
the Rent payable for the preceding Lease Year, or the CPI-U
Percentage Increase, as defined in Article 4 hereof.
The first Renewal Term will commence on the day
following the date the original Term expires and successive
Renewal Terms would commence on the day following the last
day of the then expiring Renewal Term. Except as otherwise
provided in Article 15 hereof, Lessee must give ninety (90)
days written notice to Lessor of its intent to exercise this
option prior to the expiration of the original Term of this
Lease or any Renewal Term, as the case may be.
ARTICLE 29. MISCELLANEOUS PROVISIONS
(A) All written notices shall be given to Lessor or
Lessee by certified mail or nationally recognized overnight
mail. Notices to either party shall be addressed to the
person and address given on the first page hereof. Lessor
and Lessee may, from time to time, change these addresses by
notifying each other of this change in writing. Notices of
overdue Rent may be sent to Lessee by regular, special
delivery, or nationally recognized overnight mail.
(B) The terms, conditions and covenants contained in
this Lease and any riders and plans attached hereto shall
bind and inure to the benefit of Lessor and Lessee and their
respective successors, heirs, legal representatives, and
assigns.
(C) This Lease shall be governed by and construed
under the laws of the State where
the Leased Premises are situate.
(D) In the event that any provision of this Lease
shall be held invalid or unenforceable, no other provisions
of this Lease shall be affected by such holding, and all of
the remaining provisions of this Lease shall continue in
full force and effect pursuant to the terms hereof.
(E) The Article captions are inserted only for
convenience and reference, and are not intended, in any way,
to define, limit, describe the scope, intent, and language
of this Lease or its provisions.
(F) In the event Lessee remains in possession of the
premises herein leased after the expiration of this Lease
and without the execution of a new lease and without
Lessor's written permission, Lessee shall be deemed to be
occupying said premises as a tenant from month-to-month,
subject to all the conditions, provisions, and obligations
of this Lease insofar as the same can be applicable to a
month-to-month tenancy except that the monthly installment
of Rent shall be One Hundred Fifty percent (150%) the amount
due on the last month prior to such expiration.
(G) If any installment of Rent (whether lump sum,
monthly installments, or any other monetary amounts
required by this Lease to be paid by Lessee and deemed
to constitute Rent hereunder) shall not be paid when
due, or non-monetary default shall remain uncured after
the expiration of any applicable cure period, Lessor shall
have the right to charge Lessee a late charge of $250.00 per
month for each month that any amount of Rent installment
remains unpaid or non-monetary default shall go uncured
after the first such occurrence in any 12 month period.
Said late charge shall commence after such installment is
due or non-monetary default goes uncured after the
expiration of any applicable cure period and continue until
said installment, interest and all accrued late charges are
paid in full or such non-monetary default is cured.
(H) Any part of the Leased Premises may be conveyed by
Lessor for private or public non-exclusive easement purposes
at any time, provided such easement does not interfere with
the access to the Leased Premises, visibility, or operations
of the business of Lessee. In such event Lessor shall, at
its own cost and expense, restore the remaining portion of
the Leased Premises to the extent necessary to render it
reasonably suitable for the purposes for which it was
leased, all to be done without adjustments in Rent to be
paid by Lessee. All proceeds from any conveyance of an
easement shall belong solely to Lessor.
(I) For the purpose of this Lease, the term "Rent"
shall be defined as Rent under Article 4, and any other
monetary amounts required by this Lease to be paid by
Lessee.
(J) Lessee agrees to cooperate with Lessor to allow
Lessor to obtain and use at Lessor's expense promotional
photographs of the Leased Premises, to the extent permitted
by Lessee's franchisor or licensor.
ARTICLE 30. REMEDIES
NON-EXCLUSIVITY. Notwithstanding anything contained
herein it is the intent of the parties that the rights and
remedies contained herein shall not be exclusive but rather
shall be cumulative along with all of the rights and
remedies of the parties which they may have at law or
equity.
ARTICLE 31. HAZARDOUS MATERIALS INDEMNITY
Lessee covenants, represents and warrants to Lessor,
its successors and assigns, (i) that it has not used or
permitted and will not use or permit the Leased Premises to
be used, whether directly or through contractors, agents or
tenants, and to the best of Lessee's knowledge and except as
disclosed to Lessor in writing, the Leased Premises has not
at any time been used for the generating, transporting,
treating, storage, manufacture, emission of, or disposal of
any dangerous, toxic or hazardous pollutants, chemicals,
wastes or substances as defined in the Federal Comprehensive
Environmental Response Compensation and Liability Act of
1980 ("CERCLA"), the Federal Resource Conservation and
Recovery Act of 1976 ("RCRA"), or any other federal, state
or local environmental laws, statutes, regulations,
requirements and ordinances ("Hazardous Materials"); (ii)
that there have been no investigations or reports involving
Lessee, or the Leased Premises by any governmental authority
which in any way pertain to Hazardous Materials (iii) that
the operation of the Leased Premises has not violated and is
not currently violating any federal, state or local law,
regulation, ordinance or requirement governing Hazardous
Materials; (iv) that the Leased Premises is not listed in
the United States Environmental Protection Agency's National
Priorities List of Hazardous Waste Sites nor any other list,
schedule, log, inventory or record of Hazardous Materials or
hazardous waste sites, whether maintained by the United
States Government or any state or local agency; and (v) that
the Leased Premises will not contain any formaldehyde, urea
or asbestos, except as may have been disclosed in writing to
Lessor by Lessee at the time of execution and delivery of
this Lease. Lessee agrees to indemnify and reimburse
Lessor, its successors and assigns, for:
(a) any breach of these representations and
warranties, and
(b) any loss, damage, expense or cost arising out of or
incurred by Lessor which is the result of a breach of,
misstatement of or misrepresentation of the above covenants,
representations and warranties, and
(c) any and all liability of any kind whatsoever which
Lessor may, for any cause and at any time, sustain or incur
by reason of Hazardous Materials discovered on the Leased
Premises during the term hereof or placed or released on the
Leased Premises by Lessee;
together with all attorneys' fees, costs and disbursements
incurred in connection with the defense of any action
against Lessor arising out of the above. These covenants,
representations and warranties shall be deemed continuing
covenants, representations and warranties for the benefit of
Lessor, and any successors and assigns of Lessor and shall
survive expiration or sooner termination of this Lease. The
amount of all such indemnified loss, damage, expense or
cost, shall bear interest thereon at the lesser of 15% or
the highest rate of interest allowed by law and shall become
immediately due and payable in full on demand of Lessor, its
successors and assigns.
ARTICLE 32. ESCROWS
Upon a default by Lessee which is uncured after the
expiration of any applicable notice and cure period, or upon
the request of Lessor's Mortgagee, if any, Lessee shall
deposit with Lessor on the first day of each and every
month, an amount equal to one-twelfth (1/12th) of the
estimated annual real estate taxes, assessments and
insurance (if the insurance is to be purchased by Lessor)
("Charges") due on the Leased Premises, or such higher
amounts reasonably determined by Lessor as necessary to
accumulate such amounts to enable Lessor to pay all charges
due and owing at least thirty (30) days prior to the date
such amounts are due and payable. From time to time out of
such deposits Lessor will, upon the presentation to Lessor
by Lessee of the bills therefor, pay the Charges or at
Lessee's option, will upon presentation of receipted bills
therefor, reimburse Lessee for such payments made by Lessee.
In the event the deposits on hand shall not be sufficient to
pay all of the estimated Charges when the same shall become
due from time to time or the prior payments shall be less
than the currently estimated monthly amounts, then Lessee
shall pay to Lessor on demand any amount necessary to make
up the deficiency. The excess of any such deposits shall be
credited to subsequent payments to be made for such items.
If a default or an event of default shall occur under the
terms of this Lease, Lessor may, at its option, without
being required so to do, apply any Deposit on hand to cure
the default, in such order and manner as Lessor may elect.
ARTICLE 33. NET LEASE
Notwithstanding anything contained herein to the
contrary it is the intent of the parties
hereto that this Lease shall be a net lease and that the
Rent defined pursuant to Article 4 should be a net Rent paid
to Lessor. Any and all other expenses including but not
limited to, maintenance, repair, insurance, taxes, and
assessments, shall be paid by Lessee.
ARTICLE 34. RIGHT OF FIRST REFUSAL
Lessor, for itself, its successors and assigns, hereby
gives and grants to Lessee a right of first refusal (the
"Right of First Refusal") to purchase the Leased Premises,
subject to the following terms and conditions:
(A) Duration of Right of First Refusal. The Right of
First Refusal and all rights and privileges of Lessee
hereunder shall be in force for the term of this Lease until
the expiration of Lessee's right to possession.
(B) Manner of Exercising Right of First Refusal. If
Lessor ("Selling Lessor") shall desire to sell all or any
portion of its interest in the Leased Premises (subject to
the terms of this Lease), Selling Lessor shall give Lessee
written notice of Selling Lessor's intention to sell Selling
Lessor's interest (partial or whole) in the Leased Premises.
Such notice ("Lessor's Notice") shall give Selling Lessor's
name and address and state a price at which Selling Lessor
intends to sell and will sell a specified portion or all
of its interest in the fee simple to the Leased Premises.
If Lessee shall fail to exercise its Right of First Refusal
as set forth herein, the terms of Article 34(E) shall apply.
For twenty (20) business days following the giving of such
notice, Lessee shall have the option to purchase such
portion of the fee interest of the Selling Lessor as set
forth in Lessor's Notice at the price in cash stated in the
Lessor's Notice. A written notice in substantially the
following form, addressed to Selling Lessor and signed by
Lessee and given, in accordance with the provisions of
Article 29(A) hereof, within the period for exercising the
Right of First Refusal, submitted with a bank cashier's
check or money order payable to the order of Selling Lessor
in the amount of $5,000.00 (the "Earnest Money") shall be an
effective exercise of Lessee's Right of First Refusal, to
wit:
(date)
"We hereby exercise the Right of First Refusal to purchase
such portion of the fee interest of the Selling Lessor (as
set forth in Lessor's Notice) in the property commonly known
as Champps, Troy, Michigan, pursuant to the Right of First
Refusal contained in that certain Net Lease Agreement
between us pertaining to said premises."
(C) Terms of Sale if Right of First Refusal Exercised.
Upon Lessee's exercise of the Right of First Refusal in
accordance with the provisions of subparagraph (B) hereof,
Selling Lessor shall be obligated to sell and convey by
recordable general warranty deed, good and indefeasible
title to its interest in the Leased Premises (or such
portion thereof as set forth in Lessor's Notice) subject
only to the matters affecting title which were of record at
the time Selling Lessor came into title to the Leased
Premises and those matters which Lessee created, suffered or
permitted to accrue during the term hereof, and Lessee shall
be obligated to purchase such Lessor's interest upon the
following terms and conditions:
(i) Price. The price "Purchase
Price" at which Selling Lessor shall sell and Lessee shall
purchase the Leased Premises shall be the price stated in
Lessor's Notice.
(ii) Closing. Closing shall be
sixty (60) days after the expiration of the twenty days
within which Lessee may exercise its Right of First Refusal,
unless the parties mutually agree otherwise. The Purchase
Price less credit for the Earnest Money and any other
credits to which Lessee is entitled hereunder shall be
tendered in cash or other certified funds by Lessee at
Closing.
(iii) Evidence of Title. Not
less than ten (10) days prior to closing, Selling Lessor
shall obtain a commitment for an ALTA owner's policy of
title insurance dated within thirty (30) days of the closing
date, issued by a nationally recognized title insurance
company selected by Selling Lessor (the "Title Company") in
the amount of the Purchase Price determined pursuant to
subparagraph (C)(i) above, naming Lessee as the proposed
insured, and covering the fee simple title to the Leased
Premises, and showing Selling Lessor vested with good title
to portion of the Leased Premises being sold, subject only
to the matters affecting title which were of record at the
time Selling Lessor came into title to the Leased Premises
and those matters which Lessee created, suffered or
permitted to accrue during the term hereof. Such title
commitment shall be conclusive evidence of good title. If
Lessee shall make objection to the marketability of title,
Selling Lessor shall have no obligation to make title
marketable, but may withdraw Lessor's notice of intent to
market the Premises.
(iv) Prorations. Selling Lessor
shall pay the cost of the aforesaid title policy and any and
all state and municipal taxes imposed by law on the transfer
of the title to the Leased Premises, or the transaction
pursuant to which such transfer occurs. Water, sewer and
other utility charges, if any, which are not metered,
driveway permit charges, if any, general real estate taxes,
and other similar items, shall be adjusted ratably as of the
Closing, except to the extent otherwise settled between the
parties pursuant to other provisions of this Lease. A
prorated portion of the Rent prepaid by Lessee for the month
of closing shall be credited toward the Purchase Price and
Lessee shall be given a credit for rent prepaid for any
period after the month in which the Closing occurs.
Otherwise, Lessee shall not receive a credit against the
Purchase Price for Rent paid hereunder.
(v) Escrow Closing. At the
election of Selling Lessor or Lessee upon notice to the
other party not less than five (5) days prior to the
Closing, this sale shall be closed through an escrow with
the Title Company, in accordance with the general provisions
of the usual form of Deed and Money Escrow Agreement then is
use by said company, with such special provisions inserted
in the escrow agreement as may be required to conform with
this agreement. Upon the creation of such an escrow,
anything herein to the contrary notwithstanding, paying of
the purchase price and delivery of the deed shall be made
through the escrow. The cost of the escrow shall be divided
equally between the Selling Lessor and Lessee. If for any
reason other than Lessee's default, the transaction fails to
close, the Earnest Money shall be returned to Lessee
forthwith.
(vi) Remedies on Default. If
Lessee defaults under the provisions of this subparagraph
34(C), Selling Lessor shall have the right to annul the
provisions of this paragraph 34 by giving Lessee notice of
such election, provided that Selling Lessor has first
notified Lessee of such default and Lessee has failed to
cure the same within ten (10) days after such notice. Upon
Selling Lessor's notice of annulment in accordance herewith,
the Earnest Money shall be forfeited and paid to Selling
Lessor as liquidated damages, which shall be Selling
Lessor's sole and exclusive remedy. If Selling Lessor
defaults under the provisions of this subparagraph 34(C) and
fails to cure such default within ten (10) days after being
notified of the same by Lessee, then in such event, (i) the
Earnest Money at Lessee's election and immediately upon its
demand shall be returned to Lessee, which return shall not,
however, in any way release or absolve Selling Lessor from
its obligations hereunder and (ii) Lessee shall be entitled
to all remedies (both legal and equitable) the law (both
statutory and decisional) of the state in which the Leased
Premises are situated provides without first having to
tender the balance of the purchase price as a condition
precedent thereof and without having to make any election of
such remedies.
(D) Effect of Right of First Refusal on Lease. If the
Right of First Refusal is exercised by Lessee and is
exercisable in Lessor's Notice as to the entire fee simple,
this Lease shall continue in full force and effect until the
Closing hereinabove specified. If the Right of First
Refusal is exercised only as to all of an undivided portion
of the fee simple to the Leased Premises, the Lease shall
remain in full force and effect without merger or
termination of this Lease because of such purchase. If for
any reason such Closing fails to occur, this Lease shall
continue in full force and effect, except that if the
provisions of this paragraph 34 are annulled by Selling
Lessor, in accordance with subparagraph 34(C)(vi), by reason
of a default by Lessee, this Lease shall continue but
without the provisions of this paragraph 34 being a part
hereof.
(E) If Lessee fails to exercise its Right of First
Refusal, Selling Lessor shall be free to sell all or any
portion of its interest in the Leased Premises for six
months following the expiration of the twenty days within
which Lessee may exercise its Right of First Refusal,
provided that the Selling Lessor giving such Lessor's Notice
shall sell its interest (or a portion thereof) for a price
equal to or greater than the price (or the pro-rata portion
thereof if a portion of the Selling Lessor's interest in the
Leased Premises is sold) set forth in Lessor's Notice. This
Right of First Refusal shall survive any sale of the Leased
Premises and shall apply to any subsequent sale or potential
sale by Lessor or its successors and assigns.
ARTICLE 35. DEVELOPMENT FINANCING AGREEMENT
The parties hereto hereby acknowledge that the terms
hereof are subject to and shall in the event of conflicts be
controlled by that certain Development Financing Agreement
of even date herewith, until such Agreement is terminated in
accordance with its terms.
ARTICLE 36. COUNTERPART EXECUTION
This Agreement may be executed in multiple
counterparts, each of which shall be deemed an original and
all of which shall constitute one and the same instrument.
IN WITNESS WHEREOF, Lessor and Lessee have respectively
signed and sealed this Lease as of the day and year first
above written.
LESSEE: CHAMPPS ENTERTAINMENT, INC.
By: /s/ Charles W Redepenning Jr
Its: Sr. VP
STATE OF MASSACHUSETTS)
)SS.
COUNTY OF ESSEX )
The foregoing instrument was acknowledged before me
this 16th day of December, 1997, by Charles W Redepenning, Jr,
as Sr. VP of Champps Entertainment, Inc. on behalf of said
corporation.
/s/ Jane Beanchette
Notary Public
Lessor's signature appears on the following pages
AEI NET LEASE INCOME & GROWTH FUND XIX LIMITED PARTNERSHIP
By: AEI Fund Management XIX, Inc.
By: /s/ Robert P Johnson
Robert P. Johnson, President
STATE OF MINNESOTA )
)SS.
COUNTY OF RAMSEY )
The foregoing instrument was acknowledged before me the
23rd day of December, 1997, by Robert P Johnson , the President
of AEI Fund Management XIX, Inc., a Minnesota corporation,
corporate general partner of AEI Net Lease Income & Growth Fund
XIX Limited Partnership, on behalf of said limited partnership.
/s/ Michael B Daugherty
Notary Public
[notary seal]
AEI REAL ESTATE FUND XV LIMITED PARTNERSHIP
By: AEI Fund Management 86-A, Inc.
By: /s/ Robert P Johnson
Robert P. Johnson, President
STATE OF MINNESOTA )
)SS.
COUNTY OF RAMSEY )
The foregoing instrument was acknowledged before me
the 23rd day of December, 1997, by Robert P Johnson, the President
of AEI Fund Management 86-A, Inc., a Minnesota corporation, corporate
general partner of AEI Real Estate Fund XV Limited Partnership, on
behalf of said limited partnership.
/s/ Michael B Daugherty
Notary Public
[notary seal]
AEI REAL ESTATE FUND XVII LIMITED PARTNERSHIP
By: AEI Fund Management XVII, Inc.
By: /s/ Robert P Johnson
Robert P. Johnson, President
STATE OF MINNESOTA )
)SS.
COUNTY OF RAMSEY )
The foregoing instrument was acknowledged before me
the 23rd day of December, 1997, by Robert P Johnson, the
President of AEI Fund Management XVII, Inc., a Minnesota
corporation, corporate general partner of AEI Real Estate
Fund XVII Limited Partnership, on behalf of said limited
partnership.
/s/ Michael B Daugherty
Notary Public
[notary seal]
AEI REAL ESTATE FUND XVIII LIMITED PARTNERSHIP
By: AEI Fund Management XVIII, Inc.
By: /s/ Robert P Johnson
Robert P. Johnson, President
STATE OF MINNESOTA )
)SS.
COUNTY OF RAMSEY )
The foregoing instrument was acknowledged before me
the 23rd day of December, 1997, by Robert P Johnson, the
President of AEI Fund Management XVIII, Inc., a Minnesota
corporation, corporate general partner of AEI Real Estate
Fund XVIII Limited Partnership, on behalf of said limited
partnership.
/s/ Michael B Daugherty
Notary Public
[notary seal]
Exhibit A
Lot 1, Big Beaver Park Condominium, a condominium, created
by Master Deed dated August 12, 1997, and recorded in
Oakland County Recorder's Office in Liver 17559, Page 647,
Oakland County, Michigan.
Exhibit B
None
ASSIGNMENT
OF
DEVELOPMENT FINANCING AND LEASING COMMITMENT
THIS ASSIGNMENT made and entered into this 26th day of
January, 1998, by and between AEI FUND MANAGEMENT, INC., a
Minnesota corporation, ("Assignor") and AEI REAL ESTATE FUND
XVIII LIMITED PARTNERSHIP, a Minnesota limited partnership
("Assignee");
WITNESSETH, that:
WHEREAS, on the 23rd day of January, 1998, Assignor
entered into a Development Financing and Leasing Commitment
("the Commitment") for that certain property located at
Chillicothe, Ohio (the "Property") with Tumbleweed, LLC, as
Seller/Lessee; and
WHEREAS, Assignor desires to assign an undivided forty-
five percent (45.00%) of its rights, title and interest in,
to and under the Commitment to Assignee as hereinafter
provided;
NOW, THEREFORE, for One Dollar ($1.00) and other good
and valuable consideration, receipt of which is hereby
acknowledged, it is hereby agreed between the parties as
follows:
1. Assignor assigns all of its rights, title and
interest in, to and under the Commitment to Assignee,
to have and to hold the same unto the Assignee, its
successors and assigns;
2. Assignee hereby assumes all rights, promises,
covenants, conditions and obligations under the
Commitment to be performed by the Assignor thereunder,
and agrees to be bound for all of the obligations of
Assignor under the Commitment.
All other terms and conditions of the Commitment shall
remain unchanged and continue in full force and effect.
AEI FUND MANAGEMENT, INC.
("Assignor")
By: /s/ Robert P Johnson
Robert P. Johnson, its President
AEI REAL ESTATE FUND XVIII
LIMITED PARTNERSHIP ("Assignee")
BY: AEI FUND MANAGEMENT XVIII, INC.
By: /s/ Robert P Johnson
Robert P. Johnson, its President
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<NAME> AEI REAL ESTATE FUND XVIII LTD PARTNERSHIP
<S> <C>
<PERIOD-TYPE> 12-MOS
<FISCAL-YEAR-END> DEC-31-1997
<PERIOD-END> DEC-31-1997
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