defm14a
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
SCHEDULE 14A
(Rule 14a-101)
INFORMATION REQUIRED IN PROXY STATEMENT
SCHEDULE 14A INFORMATION
Proxy Statement Pursuant to Section 14(a) of the Securities
Exchange Act of 1934
Filed by the Registrant þ
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Preliminary Proxy Statement |
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Confidential, for Use of the Commission Only (as permitted by Rule 14a-6(e)(2) |
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Definitive Proxy Statement |
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Soliciting Material Pursuant to §240.14a-12 |
NATIONAL PROPERTY INVESTORS 5
(Name of Registrant as Specified in its Charter)
(Name of Person(s) Filing Proxy Statement, if Other Than the Registrant)
Payment of Filing Fee (Check the appropriate box):
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TABLE OF CONTENTS
NATIONAL PROPERTIES INVESTORS 5
55 Beattie Place
P.O. Box 1089
Greenville, South Carolina 29602
July 7, 2011
Dear Limited Partner:
National Property Investors 5, a California limited partnership (the Partnership), has
entered into an agreement (the Purchase Agreement) with BHE Acquisitions, L.L.C., an Iowa limited
liability company (the Purchaser), to sell Willow Park on Lake Adelaide Apartments (the
Property), the last remaining property owned by the Partnership, for a purchase price of
$8,950,000. In connection with the sale of the Property (the Sale), the Purchaser will receive a
credit of $400,000 at closing for capital improvements, resulting in a net purchase price of
$8,550,000.
We are writing to request your consent to the Sale upon the terms and conditions set forth in
the Purchase Agreement. Under the Partnerships partnership agreement (the Partnership
Agreement), the consent of limited partners owning more than 50% of the outstanding units of
limited partnership interest of the Partnership (the Units) is required to approve the Sale. As
of July 5, 2011, there were 82,428 Units outstanding and our affiliates owned 53,930, or
approximately 65.43%, of the outstanding Units. As more fully described herein, 37,149 of the
Units owned by our affiliates are subject to a voting restriction, which requires that these Units
be voted in proportion to the votes made with respect to Units not subject to this restriction. Our
affiliates have indicated that they will vote their other 16,781 Units, or approximately 20.36% of
the outstanding Units, that are not subject to this restriction in favor of the Sale. Accordingly,
the consent of limited partners owning at least 7.11% of the remaining outstanding Units, or
approximately 5,860 Units, that are not subject to the voting restriction is required to approve
the Sale on the terms described in this Consent Solicitation Statement. This Consent Solicitation
Statement contains information you should review before deciding whether to consent to the Sale.
This Consent Solicitation Statement is accompanied by a form of Consent of Limited Partner (the
Consent Form) to be used to indicate your approval or disapproval of the Sale.
After the Sale of the Property closes, the Partnership will be liquidated and dissolved as
provided in the Partnership Agreement. Following the Sale of the Property, we estimate that there
will be approximately $8 per Unit to distribute to the limited partners. See Estimated
Distribution of Sale Proceeds. We expect the distributions will occur within 90 days after the
closing of the Sale. The amount and timing of the distributions are estimates, and, as explained
below, are based on a number of assumptions and variables that are beyond our control.
We recommend that you consent to the Sale. The Sale involves certain risks. See Risk
Factors beginning on page 3 of this Consent Solicitation Statement for a description of risks to
consider in connection with the Sale.
By consenting to the Sale, limited partners also authorize us to agree, on behalf of the
Partnership, to changes in the Sale terms (including a sale to a different unaffiliated purchaser)
so
long as the gross sale price for the Property is greater than or equal to 90% of the gross
sale price currently offered by the Purchaser (including assumed indebtedness, if any).
If the Property is not sold, the Partnership will continue to operate the Property, and there
can be no assurance that the Property will be operated profitably, that the Partnership will make
any future distributions to limited partners, that if the Partnership does make any future
distributions limited partners will receive distributions equal to their tax liability on taxable
income allocable to them, that the Property can be operated without substantial improvements, or
that a sale of the Property on comparable or more favorable terms will be possible in the future.
This Consent Solicitation Statement and the accompanying Consent Form are first being mailed
on or about July 7, 2011, to limited partners of record as of the
close of business on July 5,
2011 (the Record Date). Your participation is very important. Please review this Consent
Solicitation Statement carefully, complete, date and sign the enclosed Consent Form and return it
by hand, mail, overnight courier or fax, pursuant to the instructions in this Consent Solicitation
Statement. Please note that this solicitation will expire at 5:00 p.m., New York City time, on
July 27, 2011 (the Expiration Date), unless extended.
If you have any questions or require any assistance in completing and returning the Consent
Form, please contact our Solicitation Agent, Eagle Rock Proxy Advisors, LLC, by mail at 12 Commerce
Drive, Cranford, New Jersey 07016; by overnight courier service at 12 Commerce Drive, Cranford, New
Jersey 07016; by fax at (908) 497-2349; or by telephone at (800) 217-9608.
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Very truly yours,
NPI EQUITY INVESTMENTS, INC.
Managing General Partner
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NEITHER THE SECURITIES AND EXCHANGE COMMISSION NOR ANY STATE SECURITIES COMMISSION HAS
APPROVED OR DISAPPROVED OF THE TRANSACTION DESCRIBED IN THIS CONSENT SOLICITATION STATEMENT, PASSED
UPON THE MERITS OR FAIRNESS OF THIS TRANSACTION, OR PASSED UPON THE ADEQUACY OR ACCURACY OF THE
DISCLOSURE IN THIS CONSENT SOLICITATION STATEMENT. ANY REPRESENTATION TO THE CONTRARY IS A
CRIMINAL OFFENSE.
ii
SUMMARY TERM SHEET
This summary highlights material information regarding the Sale but does not describe all of
its details. We urge you to read this entire Consent Solicitation Statement, which describes the
Sale in detail. We have also included in this summary references to the section of this Consent
Solicitation Statement in which you may find a more complete discussion.
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Sale of Property. On May 26, 2011 (the Effective Date), the Partnership
entered into the Purchase Agreement with the Purchaser for the Sale of the Property. The
purchase price is $8,950,000 and the Purchaser will receive a credit of $400,000 at closing
for capital improvements for a net purchase price of $8,550,000. See The Sale Summary of
Purchase Agreement. |
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The Purchaser. If the Partnerships limited partners approve the Sale, the
Property will be sold to the Purchaser, BHE Acquisitions, L.L.C., an Iowa limited liability
company, in accordance with the terms, and subject to the conditions, of the Purchase
Agreement. The Purchaser and its affiliates are in the business of operating residential
rental housing. See The Purchaser. |
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Dissolution of the Partnership; Distribution to Limited Partners. The Property
is the Partnerships last remaining property. Upon completion of the Sale, the Partnership
will dissolve and the Managing General Partner will wind up the affairs of the Partnership.
The Managing General Partner will pay, or establish appropriate reserves for, all known
Partnership liabilities and other obligations, and distribute the remaining net Sale proceeds
to the partners. Although the actual distribution to limited partners may vary, the Managing
General Partner currently estimates that the distribution will be approximately $8 per Unit,
based on information available as of April 30, 2011. These amounts are estimates, and, as
explained below, are based on a number of assumptions and variables that are beyond the
Managing General Partners control. The Managing General Partner expects that the
distribution of the remaining net Sale proceeds to limited partners will be made within 90
days after the completion of the Sale of the Property. The timing of the distribution is also
an estimate and the actual timing may be different. See Estimated Distribution of Sale
Proceeds. |
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Required Consents. Under the Partnership Agreement, the Sale of the Property
requires the consent of limited partners owning more than 50% of the outstanding Units. As of
the Record Date, there were 82,428 Units outstanding, and affiliates of the Managing General
Partner owned 53,930, or approximately 65.43%, of the outstanding Units. As more fully
described herein, 37,149 of the Units owned by affiliates of the Managing General Partner are
subject to a voting restriction, which requires these Units to be voted in proportion to the
votes made with respect to Units not subject to this restriction. The Managing General
Partners affiliates have indicated that they will vote their other 16,781 Units, or
approximately 20.36% of the outstanding Units, that are not subject to this restriction in
favor of the Sale. Accordingly, the consent of limited partners owning at least 7.11% of the
remaining outstanding Units, or approximately 5,860 Units, that are not subject to the voting
restriction is required to approve the Sale on the terms described in this Consent
Solicitation Statement. See Solicitation of Consents.
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Managing General Partners Analysis and Recommendation. The Managing General
Partner has approved the Purchase Agreement and recommends that the limited partners consent
to the Sale. See Managing General Partners Recommendation. |
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Risk Factors. The Sale involves certain risks, including the recognition of
taxable income and the absence of an independent appraisal. See Risk Factors. |
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Tax Consequences. Limited partners will recognize taxable gain and loss, for
federal and state income tax purposes, as a result of the Sale. Proceeds available for
distribution to the limited partners from the Sale after repayment of the Partnerships debts
may be less than the tax liability resulting from the Sale. EACH LIMITED PARTNER SHOULD
CONSULT AND RELY ON HIS, HER OR ITS OWN TAX ADVISOR REGARDING THE TAX CONSEQUENCES TO HIM, HER
OR IT OF THE SALE OF THE PROPERTY. See Certain United States Federal Income Tax
Consequences. |
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Expiration Date. This solicitation will expire at 5:00 p.m. New York City
time, on July 27, 2011, unless extended in writing by the Managing General Partner, and you
can tender your Consent Form until the solicitation expires. See Solicitation of Consents
Solicitation Period. |
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How to Consent. To consent to the Sale, mark the appropriate box on the Consent
Form that accompanies this Consent Solicitation Statement and send it to the Solicitation
Agent, The Altman Group, Inc., at the address set forth at the bottom of the Consent Form.
See Solicitation of Consents Consent Procedures. |
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Revocation of Instructions. You may revoke the instructions set forth in your
Consent Form by sending a new Consent Form with different instructions to the Solicitation
Agent prior to the Expiration Date. See Solicitation of Consents Revocation of
Instructions. |
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For Assistance with Consent Form. For assistance in executing the Consent Form,
please contact the Managing General Partners Solicitation Agent, Eagle Rock Proxy Advisors,
LLC, at the address or the telephone number set forth on the last page of this Consent
Solicitation Statement and at the bottom of the Consent Form. |
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Additional Information. For additional information about the Partnership, see
The Partnership. Please contact the Managing General Partners Solicitation Agent, Eagle
Rock Proxy Advisors, LLC, at (800) 217-9608 (toll-free), with any questions or comments you
may have about the Sale. |
FORWARDLOOKING STATEMENTS
This Consent Solicitation Statement and the documents incorporated by reference contain
certain forward-looking statements regarding the Partnerships operations and business. Statements
in this document that are not historical facts are forward-looking statements. These
forward-looking statements include those relating to: the Partnerships future business prospects
and projected revenues, working capital, liquidity, capital needs, interest costs and income,
timing of the Sale, Sale proceeds to be distributed to limited partners, and the applicable tax
consequences.
2
The words estimate, project, intend, think, opine, expect and similar expressions
are intended to identify forward-looking statements. These forward-looking statements are found at
various places throughout this Consent Solicitation Statement. Wherever they occur in this Consent
Solicitation Statement or in other statements attributable to the Partnership, forward-looking
statements are necessarily estimates reflecting best judgments. These statements involve a number
of risks and uncertainties that could cause actual results to differ materially from those
suggested by the forward-looking statements. These forward-looking statements should, therefore,
be considered in light of various important factors, including those set forth in this Consent
Solicitation Statement and other factors set forth from time to time in the Partnerships reports
and other information provided or made available to limited partners. The Managing General Partner
cautions you not to place undue reliance on these forward-looking statements, which speak only as
of the date of this Consent Solicitation Statement. The Partnership and the Managing General
Partner disclaim any intent or obligation to update forward-looking statements, except as required
by law.
RISK FACTORS
The Sale has certain risks and disadvantages. You should carefully consider the following
risks before making a decision whether to consent to the Sale:
Limited Partners will Recognize Taxable Gain and Loss from the Sale. Limited partners will
recognize taxable gain and loss, for federal and state income tax purposes, as a result of the Sale
and the liquidation of the Partnership. The ability to offset the potential gain against the
expected loss is dependent upon each limited partners specific situation; accordingly, proceeds
available for distribution to the limited partners from the Sale after repayment of the
Partnerships debts may be less than any tax liability resulting from the Sale and the liquidation
of the Partnership. Certain possible tax consequences of the Sale are discussed in more detail
below under Certain United States Federal Income Tax Consequences. The federal, state and local
tax consequences to the limited partners of the Sale may be significant and adverse. EACH LIMITED
PARTNER SHOULD CONSULT AND RELY ON HIS, HER OR ITS OWN TAX ADVISOR REGARDING THE TAX CONSEQUENCES
TO HIM, HER OR IT OF THE SALE OF THE PROPERTY.
The Value of the Property Could be Adversely Affected if the Sale does not Occur. The
proposed Sale of the Property may not occur for a number of reasons, some of which are beyond the
control of the Managing General Partner. The Sale is conditioned on customary closing conditions,
such as receipt of consents and approvals of the limited partners and any other consents required
under the Partnerships organizational documents or by law, and no pending or threatened litigation
which, if determined adversely, would restrain the consummation of the transactions contemplated by
the Purchase Agreement or declare illegal, invalid or nonbinding any of the covenants or
obligations of the Purchaser. Failure of the Sale to occur could cause a perception in the market
that the Property is worth less than the price in the Purchase Agreement with respect to the
Property.
Time Frame Regarding Sale of the Property. The Managing General Partner considered whether or
not to sell the Property after evaluating relevant factors, including prevailing economic
conditions, availability of favorable financing and tax considerations, with a view to
3
achieving maximum capital appreciation for the Partnership. At the current time, the Managing
General Partner believes that the Sale would be advantageous given market conditions, the condition
of the Property and tax considerations. In particular, the Managing General Partner considered the
changes in the local rental market, the potential for appreciation in the value of the Property and
the tax consequences to the limited partners relating to the Sale. However, the Managing General
Partner cannot predict or guarantee that now is the most advantageous time to sell the Property.
The Managing General Partner and Its Affiliates Will Receive Certain Benefits from the Sale of
the Property That Other Partners Will Not Receive and Have Certain Conflicts of Interest. As of
April 30, 2011, the Managing General Partner and its affiliates hold approximately $1,201,862 of
Partnership indebtedness (including accrued fees, loans and accrued interest), which will be repaid
from the Sale proceeds. The Managing General Partner will also receive an incentive compensation
fee of approximately $126,251 from the Sale proceeds in accordance with the terms of the
Partnership Agreement. In addition, because a general partner also is liable generally for all
recourse debts and other liabilities of a partnership when the partnerships assets are
insufficient, a sale of property reduces the general partners liability for existing and future
partnership debt and liabilities. Furthermore, affiliates of Apartment Investment and Management
Company (Aimco) control the Managing General Partner and own approximately 65.43% of the
outstanding Units of the Partnership as of the Record Date. This results in affiliates of Aimco
owning 66.46% of the total outstanding partnership interests in the Partnership, including the
general partnership interest, as of the Record Date. Although the Managing General Partner owes
fiduciary duties to the limited partners of the Partnership, it also owes fiduciary duties to
Aimco, which owns all of the stock of AIMCO/IPT, Inc., the Managing General Partners sole
stockholder. As a result, the Managing General Partners duties to the Partnership and its limited
partners may come into conflict with its duties to Aimco.
The Managing General Partner Has Not Obtained Any Recent Appraisals of the Property. In the
absence of an appraisal, the Managing General Partner could be mistaken in believing that the
purchase price for the Property under the Purchase Agreement is a fair price.
If the Property is Sold, the Limited Partners Will Lose the Potential to Receive Future
Distributions From the Property. If the Property is sold, the limited partners will no longer
receive any future distributions from operating cash flow of the Property or upon a refinancing of
the Property, if any.
REASONS FOR THE SALE
The Managing General Partner believes that the Sale is in the best interests of the limited
partners. It came to this conclusion based on many factors, including the following:
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The Sale terms were negotiated at arms length with the Purchaser, which is an
independent third party. |
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At existing Property rent levels, the Partnership may generate taxable income
allocable to limited partners without distributing sufficient cash to limited partners
to enable limited partners to pay their resulting tax liabilities. |
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The Managing General Partner believes that market conditions are currently favorable
for sellers of properties of the type and character of the Property. These market
conditions are of uncertain duration and could be adversely affected by, among other
things, continued or additional weakness in the economy, interest rate increases, and
other factors. |
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There is no established trading market for the Units, and the Sale would provide
immediate liquidity for limited partners. |
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Commencing with the tax year following the tax year in which the termination,
dissolution and winding up of the Partnership have been completed, the limited partners
will no longer need to include in their federal and state income tax returns the
various items of income, loss, deduction and credit as previously reported on Schedule
K-1s delivered by the Partnership. |
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The Property was completed in 1972, and given its age, probably will require
substantial capital expenditures in the future for which existing reserves may not be
adequate. |
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The purchase price to be paid by the Purchaser is higher than any of the other
offers the Managing General Partner received for the Property. |
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The estimated distribution of net Sale proceeds to limited partners of $8 per Unit
exceeds the net book value per Unit as of March 31, 2011, which is a deficit. |
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It may be difficult to find a buyer at a future date or to sell the Property at as
favorable a price in the future. |
In addition to the foregoing factors, the Managing General Partner considered the risks
described above under the heading Risk Factors as countervailing factors.
MARKETING
The Managing General Partner marketed the Property to potentially interested parties. In
February 2011, the Managing General Partner engaged Walchle Lear Multifamily Advisors, a Florida
real estate brokerage firm unaffiliated with the Managing General Partner (the Broker), to market
the Property. The Managing General Partner and its affiliates transact business with the Broker
from time to time. The Broker marketed the Property nationally to organizations known to be
interested in the acquisition of multifamily housing projects similar to the Property on a
national, regional, or local level. Prospective purchasers were invited to bid on individual
projects. In early April 2011, the Broker received letters of intent from numerous potential
purchasers. Neither the Managing General Partner nor its affiliates bid on the Property. The
Managing General Partner evaluated prospective purchasers and letters of intent in terms of
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aggregate consideration offered, feasibility of the transaction proposed, credibility of the
prospective purchaser, and ability of the prospective purchaser to consummate the sale transaction.
Prospective purchasers deemed qualified after this review were distributed a form real estate
purchase contract, and invited to give their best and final offer for the Property. The Broker
received revised offers in late April 2011. After evaluating the offers, the Managing General
Partner selected the best offer for the Property based on the criteria of aggregate consideration
offered, feasibility of the transaction proposed, credibility of the prospective purchaser, and
ability of the prospective purchaser to consummate the sale transaction. The Managing General
Partner chose to accept the offer by the Purchaser described in this Consent Solicitation Statement
based on these criteria.
ESTIMATED DISTRIBUTION OF SALE PROCEEDS
The Managing General Partner estimates that it will use the gross proceeds from the Sale as
set forth below (subject, however, to such reductions in the purchase price and reallocations in
the proceeds as determined by the Managing General Partner, in its reasonable discretion, to
address objections made by the Purchaser to the condition of the Property). In addition to the
gross Sale proceeds and other assets of the Partnership, the Managing General Partner will make a
net contribution of approximately $223,347 pursuant to the terms of the Partnership Agreement to
address a deficiency in the Managing General Partners capital account.
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Gross purchase price |
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8,950,000 |
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Plus: Cash and cash equivalents |
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17,598 |
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Plus: Other partnership assets |
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95,292 |
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Plus: Managing General Partner contribution |
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223,347 |
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Less: Mortgage debt, including accrued interest |
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(6,722,864 |
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Less: Loans from Managing General Partner and/or affiliates,
including accrued interest |
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(969,949 |
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Less:
Accounts payable, accrued expenses and other liabilities |
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(388,138 |
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Less: Estimated closing costs, including transfer taxes |
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(241,650 |
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Less: Reserve for contingencies |
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(179,000 |
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Less: Incentive compensation fee payable to the Managing General
Partner |
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(126,251 |
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TOTAL |
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$ |
658,385 |
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Net proceeds distributable to all partners |
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$ |
658,385 |
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Percentage of proceeds allocable to limited partners |
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100 |
% |
Net proceeds of distributable to limited partners |
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$ |
658,385 |
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Total number of Units |
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82,428 |
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Distributable net proceeds per Unit |
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$ |
8 |
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1 |
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$231,913 of this amount is payable to the Managing General Partner and/or
affiliates. |
In addition, the Sale may require the Managing General Partner to escrow part of the
proceeds from the Sale for some period of time if the Managing General Partner agrees with the
Purchaser to do so.
6
These estimates assume that the closing of the Sale occurred as of April 30, 2011, and are
based on information known to the Managing General Partner at this time. These figures will adjust
based upon the fact that closing will occur after April 30, 2011. Of course, many factors could
cause the actual use of proceeds to vary from these estimates, including delays or unforeseen
complications with the closing or contingent liabilities of the Partnership.
Estimated Tax Consequences of the Sale and Liquidation. This table summarizes the Managing
General Partners estimate of the amount of taxable gain or loss from operations and from the Sale
and termination of the Partnership as well as the character or classification of such gain or loss,
assuming the Sale had occurred on April 30, 2011. These estimates below are not estimates of the
tax liability that will be payable by the limited partners. Instead they are estimates of the gain
or loss on which any tax liability or tax benefit will be determined. These estimates are based on
information currently available to the Managing General Partner. Actual results may vary from
these estimates. The ability to offset the potential gain against the expected loss is dependent
upon each limited partners specific situation; accordingly, each limited partner should consult
his, her or its tax advisor regarding the tax consequences to him, her or it. See Certain United
States Federal Income Tax Consequences Tax Consequences if the Property is Sold.
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Unrecaptured 1250 gain per Unit upon Sale |
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$ |
36 |
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Section 1231 gain per Unit upon Sale |
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5 |
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Capital loss per Unit upon liquidation |
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$ |
(54 |
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Ordinary loss per Unit from operations |
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$ |
(1 |
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CERTAIN UNITED STATES FEDERAL INCOME TAX CONSEQUENCES
The tax consequences to you of the Sale and liquidation of the Partnership may be significant.
The following discussion briefly summarizes the typical material aspects of the federal income tax
consequences for the limited partners that should be considered in connection with the Sale and
subsequent Partnership liquidation; however, the tax consequences to you could be materially
different for a variety of reasons. The discussion is based on current law, which is subject to
change (possibly with retroactive effect), and does not consider state, local and foreign income
tax aspects of the Sale. For purposes of this tax discussion, references to I.R.C. Section are to
sections of the Internal Revenue Code of 1986, as amended. THIS DISCUSSION DOES NOT ADDRESS SPECIAL
CONSIDERATIONS AND RULES APPLICABLE TO LIMITED PARTNERS THAT ARE TAX-EXEMPT OR FOREIGN ENTITIES.
No ruling will be requested from the Internal Revenue Service on any of the federal tax
matters discussed herein. The federal income tax consequences to the limited partners from the
Sale cannot be predicted with absolute certainty. We cannot assure you that the Internal Revenue
Service will not audit or question the treatment of any item discussed herein.
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EACH LIMITED PARTNER SHOULD CONSULT AND MUST RELY UPON HIS, HER OR ITS OWN TAX ADVISOR IN
ORDER TO UNDERSTAND FULLY THE FEDERAL, STATE, LOCAL AND FOREIGN INCOME AND ESTATE AND GIFT TAX
CONSEQUENCES TO HIM, HER OR IT ARISING FROM THE SALE.
The following discussion assumes that the Partnership is characterized as a partnership for
federal income tax purposes. If the Partnership is treated for federal income tax purposes as an
association taxable as a corporation, any cash available for distribution after the Sale would be
reduced substantially and the tax consequences would be materially different than those described
below.
Tax Consequences if the Property is Sold. The Partnership will recognize I.R.C. Section 1231
gain (as defined below) from the sale of the Property to the extent that the amount the Partnership
realizes from that sale exceeds its adjusted basis in the Property. The Partnerships amount
realized from the Sale includes the sum of cash it receives from Purchaser plus the fair market
value of any property it receives other than money. If Purchaser assumes or takes the Property
subject to liabilities which encumber the Property, the face amount of those liabilities also is
included in the Partnerships amount realized as though Purchaser had made a cash payment to the
Partnership in the same amount. Selling expenses of the Partnership, such as brokerage
commissions, legal fees, and title costs, reduce the Partnerships amount realized. Any gain
recognized by the Partnership will be allocated to the partners, including the limited partners, in
accordance with the Partnership agreement. The amount of selling expenses is an estimate based on
a number of assumptions with respect to closing costs discussed under Estimated Distribution of
Sale Proceeds.
To the extent that a partnership is not a dealer with respect to a property, any gain
recognized by the Partnership generally will be taxed as gain arising from the sale of property
used in the partnerships trade or business under I.R.C. Section 1231 (I.R.C. Section 1231 gain).
Each limited partner will be allocated its share of the Partnerships I.R.C. Section 1231 gain.
In general, if the combination of all I.R.C. Section 1231 gains and losses of a particular limited
partner for a taxable year results in a net gain, all of such gains and losses will be
characterized as long-term capital gains and losses. If the combination results in a net loss, all
of such gains and losses will be characterized as ordinary gains and losses. However,
notwithstanding the foregoing, gains from the sale or exchange of I.R.C. Section 1231 property, if
any, will be treated as ordinary income to the extent of a limited partners unrecaptured net
I.R.C. Section 1231 losses for the five most recent prior years. As a result, all or a portion of
any I.R.C. Section 1231 gain, if any, from the sale of the Partnerships property allocated to a
limited partner may be treated as ordinary income, rather than long-term capital gain, if the
limited partner has had net I.R.C. Section 1231 losses in prior years. If that were to occur, such
limited partner may be unable to offset the gain on the Sale against the estimated capital losses
outlined above because of limitations applicable to capital losses. In general, capital losses are
deductible only to the extent of capital gains, plus, in the case of individuals, trusts and
estates, $3,000 per year ($1,500 in the case of a married individual filing a separate return).
Individuals, trusts and estates may be eligible to carry unused capital losses indefinitely to
future years until the losses can be used. The deductibility of losses is complicated, and each
limited partner is urged to consult his, her or its tax advisor.
8
In addition, if the liquidation of the Partnership occurs in a different tax year than the
year of the Sale, limited partners will be unable to offset the gain from the Sale of the Property
against the estimated capital loss on the liquidation.
Under I.R.C. Section 1245, gain, if any, recognized by the Partnership from the sale of any of
its depreciable or amortizable personal property and certain statutorily designated real property,
i.e., depreciation recapture gain, is re-characterized as ordinary income and will be allocated
to the partners as such. The amount of the Partnerships depreciation recapture gain equals the
amount by which the lower of the (i) amount realized or (ii) recomputed basis (i.e., the propertys
basis plus all amounts allowed or allowable for depreciation) of the transferred property exceeds
that propertys adjusted basis. The Managing General Partner does not anticipate that the
Partnership will have any I.R.C. Section 1245 gain or loss on the Sale.
Under I.R.C. Section 1250, no portion of the gain recognized by the Partnership upon the
disposition of its residential rental real property generally is re-characterized as ordinary
income because such property is depreciated using the straight-line method. However, under I.R.C.
Section 291(a)(1), a portion of a corporations capital gain from the disposition of residential
rental real property is re-characterized as ordinary income. The portion that is re-characterized
equals 20% of the amount that would have been treated as ordinary income under I.R.C. Section 1245
if the transferred property were I.R.C. Section 1245 property (which generally would be all
depreciation deductions previously claimed). Therefore, under I.R.C. Section 291(a)(1), corporate
limited partners of the Partnership may recognize ordinary income upon a disposition of the
Partnerships residential rental real property.
In the case of limited partners of the Partnership that are individuals, estates, or trusts,
the application of I.R.C. Section 1250 will not require those taxpayers to recognize gain taxable
as ordinary income; however, those limited partners may be allocated gain from the Partnerships
sale of the Property that is taxed as unrecaptured I.R.C. Section 1250 gain. Unrecaptured I.R.C.
Section 1250 gain generally is equal to the gain on the sale of real property that is attributable
to straight-line depreciation. The maximum federal tax rate at which unrecaptured I.R.C. Section
1250 gain is taxed currently is 25%. As indicated above, the Managing General Partner estimates
that the limited partners of the Partnership will be allocated unrecaptured I.R.C. Section 1250
gain of $36 per Unit.
In the case of limited partners that are individuals, trusts, or estates, gain from the sale
of the Partnerships property that is not taxed as ordinary income or as unrecaptured I.R.C.
Section 1250 gain generally is taxed at a current maximum capital gains tax rate of 15%. Gain from
the sale of the Partnerships property that is allocated to limited partners that are corporations
is not subject to preferential capital gains tax rates. As indicated above, the Managing General
Partner estimates that the limited partners will be allocated I.R.C. Section 1231 gain that does
not constitute unrecaptured I.R.C. Section 1250 gain in the amount of $5 per Unit. This gain
should qualify for the preferential capital gain tax rates noted above for limited partners who are
individuals, trusts or estates unless such limited partner has unrecaptured net I.R.C. Section 1231
losses for the five most recent prior years, as discussed above.
9
If a limited partner possesses suspended tax losses, tax credits, or other items of tax
benefit, such items potentially may be used to reduce any tax liability that arises with respect to
any gain resulting from the sale of the Partnerships property and allocated to that limited
partner. As indicated above, the Managing General Partner estimates that the limited partners will
be allocated a loss of $1 per Unit and will have a capital loss upon liquidation of Units of $54
per Unit. These estimated losses may be available to offset the full amount of estimated
unrecaptured I.R.C. Section 1250 gain and the Section 1231 gain on the Sale. The determination of
whether a limited partner possesses suspended tax losses, tax credits, or other items of tax
benefit that may reduce any gain resulting from the Sale will depend upon each limited partners
individual circumstances. Limited partners are urged to consult with their tax advisors in this
regard.
Distributions of Cash in Liquidation of Units. A distribution of cash by the Partnership to a
limited partner in liquidation of Units will be treated as an amount realized from a sale of the
limited partners Units and will result in taxable gain only to the extent that the cash
distribution exceeds the limited partners adjusted tax basis in his, her or its Units and will
result in taxable loss to the extent that the cash distribution is less than the limited partners
adjusted tax basis in his, her or its Units. Generally, any gain or loss recognized by a limited
partner arising from a cash distribution by the Partnership will be capital gain or capital loss.
As indicated above, the Managing General Partner estimates that the limited partners will have a
capital loss upon liquidation of the Units of $54 per Unit on account of syndication fees that are
nondeductible at the Partnership level.
Proceeds available for distribution to the limited partners from the sale of the Property
after repayment of the Partnerships debts may be less than the tax liability resulting from the
Sale. Accordingly, limited partners may be required to use funds from sources other than the
Partnership in order to pay any tax liabilities that may arise as a result of the recognition of
gain.
Tax Consequences if the Property is Not Sold. The Property has been substantially depreciated
for United States federal income tax purposes. As a result, it is possible that continued operation
of the Property may generate taxable income to the limited partners unless there is adequate
depreciation and other deductions equal to or greater than the income generated from the Property.
Limited partners may be required to use funds from sources other than the Partnership in order to
pay any tax liabilities that may arise as a result of the Partnerships continued operation of the
Property. The Partnership also will continue to incur the administrative costs of operating the
Partnership, including the cost of preparing and filing a Partnership tax return and it will
continue to receive management fees. If a limited partner possesses suspended tax losses, tax
credits or other items of tax benefit, such items may potentially be used to reduce any tax
liability that arises with respect to any taxable net income as a result of the continued operation
of the Property by the Partnership. Limited partners are urged to consult their tax advisors in
this regard.
THE PROPERTY
General. The Property is a 185-unit rental apartment complex located in Seminole County,
Florida. The Property has been owned and operated by the Partnership continuously since 1982.
10
Average Rental Rates and Occupancy. The following shows the average annual rental rates and
occupancy percentages for the Property during the periods indicated.
|
|
|
|
|
|
|
|
|
|
|
Average
Rental Rate (per unit) |
|
Average Occupancy |
2010 |
|
2009 |
|
2008 |
|
2010 |
|
2009 |
|
2008 |
$7,759
|
|
$8,278
|
|
$8,876
|
|
95%
|
|
92%
|
|
94% |
THE PARTNERSHIP
General Information. The Partnership is a California limited partnership organized on August
28, 1981. Its primary business is to acquire and operate income-producing commercial and
multi-family residential properties for investment. The Partnerships principal executive offices
are located at 55 Beattie Place, P.O. Box 1089, Greenville, South Carolina 29602, telephone (864)
239-1000.
Limited Partners. As of the Record Date, there were 82,428 Units issued and outstanding owned
by 1,805 limited partners of record.
Set forth below are all persons and entities known by the Partnership to be the beneficial
owner of more than 5% of any class of limited partnership interest in the Partnership as of the
Record Date.
Class Limited Partners
|
|
|
|
|
|
|
Approximate |
|
Approximate |
Entity Name and Address |
|
Number of Units |
|
Percent of Class |
AIMCO/Bethesda Holdings, Inc.1
4582 South Ulser Street
Parkway, Suite 1100
Denver, CO 80237
|
|
53,930
|
|
65.43% |
|
|
|
1 |
|
AIMCO/Bethesda Holdings, Inc. is owned by AIMCO Properties, L.P. (Aimco Properties)
and LAC Properties Operating Partnership, L.P. AIMCO Properties is the operating partnership of
Aimco. The general partner of AIMCO Properties is AIMCO-GP, Inc., which is a wholly owned
subsidiary of Aimco. Through AIMCO-GP, Inc. and AIMCO-LP Trust, of which Aimco is the sole
beneficiary, Aimco owns approximately 93% of AIMCO Properties. |
Trading Market. There is not any established trading market for the Units.
Investment Portfolio. The following shows the location of, the number of apartment units in,
the date of purchase, the nature of the Partnerships ownership interest in and the use of the
Partnerships properties.
|
|
|
|
|
|
|
|
|
|
|
|
|
Date of |
|
|
|
|
Property |
|
Units |
|
Purchase |
|
Type of Ownership |
|
Use |
Willow Park on Lake Adelaide
Apartments
Atlamonte Springs, Florida
|
|
185
|
|
12/13/82
|
|
Fee simple subject to
first, second
and third mortgages
|
|
Apartment |
11
Distributions. There were no distributions made to the partners of the Partnership
during the three months ended March 31, 2011 nor during the years ended December 31, 2010 and 2009.
Indebtedness. The Property is encumbered by three mortgage loans with an aggregate unpaid
balance of approximately $6,722,864 as of April 30, 2011. The Partnership has other indebtedness
of $1,358,087 as of April 30, 2011, including $1,201,862 of indebtedness to the Managing General
Partner or its affiliates.
Financial Information. Certain Partnership financial information is incorporated by reference
to the audited financial statements for the Partnerships 2010 and 2009 fiscal years set forth in
Part II, Item 8 of the Partnerships Annual Report on Form 10-K for the fiscal year ended December
31, 2010 filed with the United States Securities and Exchange Commission (the SEC) on March 25,
2011 (the 2010 10-K), and the unaudited financial statements of the Partnership, set forth in
Part I of the Partnerships Quarterly Report on Form 10-Q for the period ended March 31, 2011,
filed with the SEC on May 12, 2011 (the 10-Q). See Where You Can Find More Information.
If the Property is not sold, the Partnership will continue to operate the Property, and there
can be no assurance that the Property will be operated profitably, that the Partnership will make
any future distributions to limited partners, that if the Partnership does make any future
distributions limited partners will receive distributions equal to their tax liability on taxable
income allocable to them, that the Property can be operated without substantial improvements, or
that a sale of the Property on comparable or more favorable terms compared to the Sale will be
possible in the future.
THE PURCHASER
The Purchaser, which is not affiliated with the Partnership, agreed to acquire the Property
through an arms-length negotiation. The Purchaser has an office located at 400 Locust Street,
Suite 690, Des Moines, IA 50309. The phone number for the Purchaser is (515) 244-2622. The
Purchaser may assign its rights to acquire the Property to any affiliate so long as the Purchaser
is not released from its liability under the Purchase Agreement and the Purchaser provides written
notice to the Partnership of any proposed assignment at least ten days prior to the closing date.
The Purchaser and its affiliates are in the business of operating residential rental housing. The
Purchaser has informed the Managing General Partner that it or its affiliates plans to operate the
Property following the Sale.
THE SALE
Summary of Purchase Agreement. On the Effective Date, the Partnership and the Purchaser
entered into the Purchase Agreement, pursuant to which the Partnership agreed to sell the Property
to the Purchaser. A copy of the Purchase Agreement is attached as Exhibit 10.34 to the
Partnerships Current Report on Form 8-K dated May 26, 2011 and filed with the SEC on May 31, 2011
(Commission File No. 0-11095). On June
27, 2011, the Partnership and the Purchaser entered into the First
Amendment of Purchase and Sale Contract (the First
Amendment) amending the Purchase Agreement to extend the
Feasibility Period (as defined below) to June 30, 2011. A copy of the
First Amendment is attached as Exhibit 10.35 to the
Partnerships Current Report on Form 8-K dated June 27, 2011 and
filed with the SEC on June 30, 2011 (Commission File No.
0-11095).
12
Purchase Price and Deposit. The purchase price is $8,950,000, less a $400,000 credit to the
Purchase for capital improvements for a net purchase price of $8,550,000, to be paid by the
Purchaser as follows:
|
|
|
The Purchaser delivered an initial deposit (the Initial Deposit) of $100,000 to
First American Title Insurance Company (the Escrow Agent). |
|
|
|
|
Following the expiration of the Feasibility Period (as defined below)
the Purchaser also delivered an additional deposit (the Additional Deposit, and
together with the Initial Deposit, the Deposit) of $250,000 to the Escrow Agent. |
|
|
|
|
At the closing, subject to the (i) assumption of the mortgages encumbering the
Property as evidenced by (a) the Amended and Restated Multifamily Note dated December
1, 2005 in the stated principal amount of $3,387,088, (b) the Multifamily Note dated
December 1, 2005 in the stated principal amount of $2,900,000 and (c) the Multifamily
Note dated August 31, 2007 in the stated principal amount of $800,000 (collectively,
the Notes) and other security and related documents in connection with the mortgages
(collectively, the Assumed Encumbrances and together with the Notes and any other
documents executed by the Partnership in connection with the mortgages, the Assumed
Loan Documents) and (ii) the release by the lenders of the Partnership, as well as any
guarantors and other obligated parties under the Assumed Loan Documents, from all
obligations under the Assumed Loan Documents (and any related guarantees or letters of
credit), including any obligation to make payments of principal and interest under the
Notes (collectively, the foregoing (i) and (ii) referred to herein as the Loan
Assumption and Release). |
|
|
|
The balance of the purchase price must be paid to and received by the Escrow Agent
on the day of closing. |
Escrow. The Escrow Agent will hold the Deposit and deliver it to the party entitled to it
under the Purchase Agreement. The Escrow Agent will hold the Deposit until the earlier of (i)
closing, at which time the Deposit will be applied against the purchase price, or (ii) the date on
which the Escrow Agent is otherwise authorized to disburse the Deposit. If prior to closing either
party makes a written demand on the Escrow Agent to pay the Deposit, the Escrow Agent must give
written notice to the other party of the demand. If the Escrow Agent does not receive a written
objection to the proposed payment from the other party within five business days after notice, the
Escrow Agent will make payment as demanded. If the Escrow Agent receives a written objection
within this period, the Escrow Agent will continue to hold the Deposit until otherwise directed by
written instructions from the parties or a final judgment or arbitrators decision. The Escrow
Agent has the right to interplead the Deposit and any interest with a court of competent
jurisdiction in the State of Florida at any time.
Feasibility
Period. From the Effective Date through June 30, 2011 (the Feasibility Period),
the Purchaser and its consultants may enter the Property to conduct customary tests of the Property
(collectively, the Inspections). The Purchaser had the
right to terminate the Purchase Agreement during the
Feasibility Period. If the Purchaser exercised this termination right, the Purchase Agreement
would have terminated and the Escrow Agent would have returned the Initial Deposit to the
13
Purchaser.
Since the Purchaser did not terminate during the Feasibility Period, the Purchase
Agreement will remain in full force and effect, the Deposit will be non-refundable, and the
Purchasers obligation to purchase the Property will be unconditional except only for satisfaction
of the Purchasers closing conditions.
Loan Approval Contingency Period. The Purchaser also has the right to terminate the Purchase
Agreement within 60 days after the Effective Date in connection with the Assumed Encumbrances;
provided, that (a) the Purchaser fully complies with its obligations under the Purchase Agreement
and the requirements of the assumed mortgages in connection with obtaining the Loan Assumption and
Release, (b) the Purchaser uses commercially reasonable efforts to obtain the Loan Assumption and
Release, and (c) the Purchaser does not obtain the consent of the lender to the Loan Assumption and
Release on terms that do not impose new material adverse conditions or material adverse
modifications to the existing loan terms on the Purchaser within 60 days after the Effective Date
(the Loan Approval Period), then the Purchaser shall have the right to give Escrow Agent notice
terminating the Purchase Agreement based solely on the fact that the Loan Assumption and Release
has not been approved by the lender (the Loan Assumption Approval Termination) on or before the
expiration of the Loan Approval Period, in which event the Purchase Agreement shall be of no
further force and effect, subject to and except for the Purchasers indemnity obligations and
certain other provisions the Purchase Agreement which survive such termination, and Escrow Agent
shall forthwith return the Deposit to the Purchaser. Provided that (a) the Purchaser fully
complies with its obligations under the Purchase Agreement and the requirements of the Assumed Loan
Documents and with obtaining the Loan Assumption and Release, (b) the Purchaser has and is using
commercially reasonable efforts to obtain the Loan Assumption and Release, (c) the Purchaser is not
in default under the terms the Purchase Agreement, and (d) the Purchaser does not obtain the
consent of the lender to the Loan Assumption and Release on terms and conditions that do not impose
new material adverse conditions or material adverse modifications to the existing loan terms on the
Purchaser, on or before Loan Approval Period, Purchaser shall be permitted one 30-day extension of
the Loan Approval Period for the sole purpose of obtaining lenders approval of the Loan Assumption
and Release. In order to exercise such 30-day extension of the Loan Approval Period, the Purchaser
must (i) deliver written notice of such extension to the Partnership no later than five business
days prior to the scheduled expiration of the original Loan Approval Period, and (ii)
simultaneously with such notice to the Partnership, deliver to Escrow Agent the amount of $25,000,
which amount when received by Escrow Agent shall be added to the Deposit hereunder, shall be
non-refundable (except as otherwise expressly provided herein with respect to the Deposit), and
shall be held, credited and disbursed in the same manner as provided hereunder with respect to the
Deposit.
Conduct of Investigation. The Purchaser cannot perform any invasive tests on the Property,
including any environmental or structural testing that would require invasion of the Property,
without the Partnerships prior written consent. Further, the Partnership has the right to
disapprove any test that, in the Partnerships reasonable judgment, could result in injury to the
Property, breach of any contact, exposure of the Partnership to any losses or violations of
applicable law, or otherwise adversely affect the Property. The Purchaser cannot permit any
mechanics or materialmens liens or any other liens to attach to the Property in connection with
any Inspections. The Purchaser must give reasonable advance notice to the Partnership prior to
14
any entry onto the Property and will permit the Partnership to have a representative present
during all Inspections conducted at the Property. The Purchaser must take all reasonable actions
and implement all protections necessary to ensure that all actions taken in connection with the
Inspections, and all equipment, materials and substances generated, used or brought onto the
Property pose no material threat to the safety of persons, property or the environment. The
Purchaser must restore the Property to the same condition existing immediately prior to any
inspection.
The Purchaser Indemnification. The Purchaser agreed to indemnify the Partnership and its
affiliates against damages related to the Purchasers or its consultants entry onto the Property
and any Inspections.
Property Contracts. The Partnership must deliver a list of all current property contracts to
the Purchaser. On or before the expiration of the Feasibility Period, the Purchaser may deliver
written notice to the Partnership specifying any property contracts which the Purchaser wants to
terminate at closing (the Terminated Contracts). If any Terminated Contract requires payment of
a penalty or premium for cancellation, the Purchaser is responsible for the payment. If any
property contract to be assigned to the Purchaser requires vendor consent, the Purchaser may
attempt to obtain that consent before closing.
Day of Closing. The Sale is scheduled to occur on August 9, 2011. The Partnership has the
option, by delivering written notice to the Purchaser, of extending the closing to a date not later
than 45 days following the original closing date. The Purchaser has the additional right to extend
the closing date for up to 10 days in the event of an impending hurricane or tropical storm watch
or warning so as to allow time to procure adequate insurance coverage for the Property.
Closing Costs. The Purchaser must pay sales, use, gross receipts or similar taxes, recording
costs for the release of liens, document and stamp taxes due in connection with the Loan Assumption
and Release, title insurance premiums and one-half of the customary closing costs of the Escrow
Agent, including any sums required by First American Title Insurance Company for administering the
escrow of the Deposit. The Partnership must pay one-half of the customary closing costs of the
Escrow Agent and all the transfer tax imposed on the conveyance and recording of the special
warranty deed.
Prorations. The parties agreed to customary prorations as of the day of closing.
Post Closing Adjustments. The Purchaser or the Partnership may request that the other party
undertake to readjust any item on the proration schedule with the exception of real estate taxes.
However, neither party has any obligation to readjust any items (a) after the expiration of 60 days
after closing, or (b) if such items do not exceed $5,000 in magnitude (either individually or in
the aggregate).
The Partnerships Representations. The Partnership made customary representations and
warranties which survive closing for six months. Except for the Partnerships specific
representations, the Property is expressly being sold and purchased as is, where is, and with
all faults. The Partnerships maximum liability to the Purchaser for any misrepresentation or
breach of warranty is $500,000 in any individual instance or in the aggregate. In addition, the
15
Purchaser cannot bring any action against the Purchaser for a misrepresentation or breach of
warranty unless the claim for damages (either in the aggregate or as to any individual claim)
exceeds $5,000.
The Purchasers Representations. The Purchaser made customary representations and warranties.
Leases and Property Contracts. From the Effective Date to closing, the Partnership may enter
into or modify property contracts or leases in the ordinary course of business without the
Purchasers written consent. However, new or renewed leases must not have a term in excess of one
year without the Purchasers prior written consent.
General Operation of Property. The Partnership must operate the Property in the ordinary
course of business. The Partnership cannot make material alterations to the Property or remove any
material fixtures or tangible personal property without the Purchasers written consent, except as
necessary in the Partnerships sole discretion to address (a) any life or safety issue at the
Property or (b) any other matter which in the Partnerships reasonable discretion materially
adversely affects the use, operation or value of the Property. Under the Purchase Agreement the
Partnership agrees that at the closing (a) the Partnership will deliver to the Purchaser the same
number (or less) of tenant units which were vacant and not in rent-ready condition on the date that
the Feasibility Period expired, or (b) the Purchaser shall receive a credit against the purchase
price in an amount equal to the product of (i) the number of additional tenant units on the date of
the closing that are vacant and not in rent-ready condition in excess of the number of tenant units
that were vacant and not in rent-ready condition on the date that the Feasibility Period expired,
and (ii) $750.00.
Liens. Without the Purchasers written consent, the Partnership cannot voluntarily create or
cause any lien or encumbrance to attach to the Property other than utility easements and temporary
construction easements granted by the Partnership in the ordinary course of business.
The Purchasers Closing Conditions. The Purchasers obligation to close is subject to the
following conditions precedent:
|
(a) |
|
all of the documents required to be delivered by the Partnership to the
Purchaser at closing must have been delivered; |
|
(b) |
|
each of the Partnerships representations must be true in all material respects
as of closing; |
|
(c) |
|
the Partnership must have complied with, fulfilled and performed in all
material respects each covenant to be complied with, fulfilled or performed by
Partnership under the Purchase Agreement; |
|
(d) |
|
Subject to Purchasers performance of its obligations under the Purchase
Agreement and provided Purchaser is not in default under the Purchase Agreement, the
title company shall be irrevocably and unconditionally committed to issue the title
policy to Purchaser; and |
16
|
(e) |
|
The lenders shall consummate the Loan Assumption and Release in
accordance with the loan assumption terms required by the lenders; provided, that if
the reason that the lenders have not consummated the Loan Assumption and Release is
due to Purchasers acts or omissions or its failure, in whole or in part, to comply
with the terms of the Purchase Agreement relating to the Loan Assumption and Release
or Purchasers failure to have timely executed and delivered all documents in
accordance therewith, this condition shall be deemed satisfied. |
If any condition set forth above is not met, the Purchaser may: (i) waive any of the
conditions and proceed to closing without offset or deduction from the purchase price, (ii)
terminate the Purchase Agreement and receive a return of the Deposit from the Escrow Agent or (iii)
if the failure to meet a condition constitutes a default by the Partnership, exercise remedies
provided to it in the Purchase Agreement.
The Partnerships Closing Conditions. The Partnerships obligation to close is subject to the
following conditions precedent:
|
(a) |
|
all of the documents and funds required to be delivered by the Purchaser to the
Partnership at closing must have been delivered; |
|
|
(b) |
|
each of the Purchasers representations must be true in all material respects
as of the day of closing; |
|
|
(c) |
|
the Purchaser must have complied with, fulfilled and performed in all material
respects each covenant to be complied with, fulfilled or performed by the Purchaser
under the Purchase Agreement; |
|
|
(d) |
|
The Partnership shall not be a debtor in any bankruptcy proceeding; |
|
|
(e) |
|
the Partnership must have received all consents, documentation and approvals
necessary to consummate the Sale (i) from the partners, and (ii) as required by law; |
|
|
(f) |
|
there must not be pending or, to the knowledge of the Purchaser or the
Partnership, any litigation or threatened litigation which, if determined adversely,
would restrain the consummation of any of the transactions contemplated by the Purchase
Agreement or declare any of the Purchasers obligations illegal, invalid or nonbinding;
and |
|
|
(g) |
|
the Loan Assumption and Release shall have occurred. |
If any of these conditions are not met, the Partnership may (i) waive the conditions and
close, or (ii) terminate the Purchase Agreement, and, if the failure to meet a condition
constitutes a Purchaser default, exercise any of its remedies under the Purchase Agreement. If the
Purchaser terminates the Purchase Agreement because of the failure of the condition set forth in
subparagraph (e) above, then the Partnership shall reimburse Purchaser for its actual out-of-pocket
expenses incurred through the date of such termination in connection with the transaction
contemplated by the Purchase Agreement (in no event, to exceed $50,000) and Purchaser shall
17
deliver to the Partnership copies of any and all third-party reports prepared for Purchaser
related thereto; provided, however, that if such failure constitutes a default by Purchaser, the
Partnership shall not be required to reimburse Purchaser.
Brokerage. If the Sale closes, the Partnership will pay the Broker a commission according to
the terms of a separate contract.
The Purchaser Default. If the Purchaser defaults in its obligations under the Purchase
Agreement to (i) deliver the Additional Deposit (or any other deposit or payment required of the
Purchaser under the Purchase Agreement), (ii) timely deliver the Purchasers closing deliveries, or
(iii) timely deliver the purchase price and timely close, then, immediately and without the right
to receive notice or to cure as set forth in the Purchase Agreement, the Purchaser will forfeit the
Deposit and neither party will be obligated to proceed with the Sale. If, the Purchaser defaults
in any of its other representations, warranties or obligations under the Purchase Agreement, and
such default continues for more than ten days after written notice from the Partnership, then the
Purchaser will forfeit the Deposit and neither party will be obligated to proceed with Sale.
Partnership Default. If the Partnership defaults, other than with respect to the
Partnerships obligation to sell the Property, and such default continues for more than ten days
after written notice of default from the Purchaser, then:
|
(a) |
|
the Purchase Agreement will terminate, and all payments and things of value,
including the Deposit, provided by the Purchaser will be returned to the Purchaser and
the Partnership will pay to the Purchaser, as its sole recoverable damages, its direct
and actual out-of-pocket expenses and costs incurred in connection with the Sale, up to
$50,000; or |
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The Purchaser may seek specific performance only if, as a condition precedent to initiating
litigation for specific performance, the Purchaser (i) delivers the total purchase price and all
the Purchaser closing documents to the Escrow Agent; (ii) is not otherwise in default under the
Purchase Agreement; and (iii) files suit on or before the 90th day after the closing date.
Major Damage. If the Property is damaged or destroyed prior to closing, and the cost of
repair is more than $750,000, then the Partnership is not obligated to repair the damage or
destruction and must notify the Purchaser in writing of such damage or destruction (the Damage
Notice). Within ten days after the Purchasers receipt of the Damage Notice, the Purchaser may
elect to terminate the Purchase Agreement and recover the Deposit. If the Purchaser does not
terminate, the Sale will be closed for either (i) the full purchase price and the Purchaser will
receive all insurance proceeds (plus a credit against the purchase price in the amount of any
deductible payable by the Partnership) at closing, or (ii) the full purchase price, less a credit
to the Purchaser in the amount necessary to complete the repairs.
Minor Damage. If the Property is damaged or destroyed prior to the closing, and the cost of
repair is equal to or less than $750,000, the Sale will be closed in accordance with the Purchase
Agreement. The Partnership has the option to make repairs to the extent of any
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recovery from insurance carried on the Property if they can be reasonably effected before the
closing.
Repairs. If the Partnership begins any repair, replacement or restoration of the Property
prior to closing, then the Partnership is entitled to receive and apply available insurance
proceeds to any portion of the repair, replacement or restoration completed prior to closing. The
Purchaser is responsible for completion of the repairs, replacements and restorations after closing
with the balance of any available insurance proceeds.
Eminent Domain. If any material part of the Property is, or is about to be acquired, by any
governmental agency by exercise of the powers of eminent domain, the Partnership will notify the
Purchaser and the Purchaser may terminate the Purchase Agreement and recover the Deposit within ten
days thereafter. If the Purchaser does not terminate, the Sale will be closed and the Purchaser
will receive the full benefit of any condemnation award.
1031 Exchange. The Sale may be part of a tax-free exchange for either the Purchaser or the
Partnership. Each party to the Purchase Agreement agreed to take all reasonable steps on or before
closing to facilitate such exchange if requested by the other party, and to obtain all
documentation in connection the exchange.
PLANS FOLLOWING THE SALE
Upon the completion of the Sale and after the payment of the transaction related costs and
other outstanding obligations of the Partnership, the Partnership will be dissolved and its affairs
wound up in accordance with the terms of the Partnership Agreement. The Partnership will reserve a
portion of the proceeds of the Sale to cover the administrative costs of operating the Partnership
until its liquidation and dissolution, including management fees, taxes, the cost of audits,
printing and mailing and the preparation and filing of the Partnerships tax returns. The
Partnership also will reserve a portion of the proceeds of the Sale to cover costs associated with
the dissolution and liquidation of the Partnership. See also Certain United States Federal Income
Tax Consequences for a discussion of the tax consequences of the Sale and the liquidation of the
Partnership.
INTEREST OF CERTAIN PERSONS IN THE SALE
The Managing General Partner has interests, some of which are in conflict with the interests
of the limited partners, with respect to the Sale. As of April 30, 2011, the Managing General
Partner and its affiliates hold approximately $1,201,862 of Partnership indebtedness (including
accrued fees, loans and accrued interest) which will be repaid from the Sale proceeds. In
addition, a general partner generally is liable for all recourse debts and other liabilities of a
partnership when the partnerships assets are insufficient. A sale of the Property reduces the
Managing General Partners liability for existing and future Partnership debt and liabilities. As
noted above, affiliates of Aimco control the Managing General Partner and own approximately 65.43%
of the outstanding Units of the Partnership as of the Record Date. This results in affiliates of
Aimco owning 66.46% of the total outstanding partnership interests in the Partnership, including
the general partnership interest, as of the Record Date. Further, in accordance with the terms of
the Partnership Agreement, the Managing General Partner will
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receive an incentive compensation fee of approximately $126,251 from the sales proceeds,
assuming the closing of the Sale occurred as of April 30, 2011.
THE MANAGING GENERAL PARTNERS RECOMMENDATION
The Managing General Partner recommends that limited partners consent to the Sale. The
Managing General Partner is of the opinion that the Sale is in the best interests of the Partners.
See Reasons For The Sale.
SOLICITATION OF CONSENTS
We are soliciting consents from limited partners to approve the Sale pursuant to the Purchase
Agreement. Your consent to the Sale will also be deemed to authorize the Managing General Partner,
in its discretion, to reduce the purchase price for the Property by up to 10% and make any other
amendments to the Purchase Agreement which, in the Managing General Partners opinion, are
necessary, appropriate or desirable in connection with the Sale and that do not materially and
adversely affect the Partnership.
Consents Required for Sale. Section 16.2.5 of the Partnership Agreement provides that the
sale of all or substantially all of the assets of the Partnership must be approved by limited
partners owning more than 50% of the outstanding Units. The Property constitutes substantially all
of the Partnerships assets. As of the Record Date, the Partnership had approximately 1,805
limited partners who collectively owned 82,428 Units. Each Unit represents approximately 0.0012%
of the outstanding Units. As of the Record Date, Aimco Properties and its affiliates owned 53,930,
or approximately 65.43%, of the outstanding Units. However, 37,149 Units held by Aimco Properties
and its affiliates are subject to a voting restriction. Aimco Properties and its affiliates
previously agreed to vote the 37,149 Units it holds (i) against any proposal to increase the
Managing General Partners compensation as set forth in the Partnership Agreement, and (ii) with
respect to any proposal made by it or any of its affiliates, in proportion to votes cast by other
unitholders. Aimco Properties and its affiliates will vote these Units accordingly. Aimco
Properties and its affiliates have indicated that they will vote their 16,781 Units that are not
subject to the restriction, or approximately 20.36% of the outstanding Units, in favor of the Sale.
Accordingly, the consent of the limited partners owning at least 7.11% of the remaining
outstanding Units, or approximately 5,860 Units, that are not subject to the voting restriction
will be required to obtain the requisite approval for the Sale.
Record Date. The Partnership has fixed July 5, 2011 as the Record Date for determining the
limited partners entitled to notice of and consent to the Sale. Only limited partners of record on
the Record Date may execute and deliver a Consent Form.
Solicitation of Consents. This solicitation is being made by NPI Equity Investments, Inc.,
the Managing General Partner of the Partnership, on behalf of the Partnership. The Managing
General Partner has retained Eagle Rock Proxy Advisors, LLC to act as its Solicitation Agent in
connection with this consent solicitation. The Partnership will pay the Solicitation Agent
reasonable and customary compensation for its services in connection with the consent solicitation,
plus reimbursement for out-of-pocket expenses, and will indemnify it against certain liabilities
and expenses in connection therewith, including liabilities under the
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federal securities laws. Consents may be solicited by mail, telephone, email and in person.
Solicitations may be made by the Managing General Partners representatives, none of whom will
receive additional compensation for such solicitations. The cost of preparing, assembling,
printing and mailing this Consent Solicitation Statement and the enclosed Consent Form will be
borne by the Partnership.
Solicitation Period. The solicitation period will commence upon the mailing of this Consent
Solicitation Statement and end on the Expiration Date, or such later date as the Managing General
Partner may indicate by a future written notice of extension of the solicitation period. The
Managing General Partner expressly reserves the right to extend the period during which consents
are solicited in its sole discretion, at any time, and from time to time.
Consent Procedures. Limited partners who desire to consent to the Sale should do so by
marking the appropriate box on the included Consent Form and by signing, dating and delivering the
Consent Form to the Solicitation Agent by hand, mail, overnight courier or facsimile at the address
or facsimile number set forth on the last page of this Consent Solicitation Statement and on the
Consent Form, all in accordance with the instructions contained in this Consent Solicitation
Statement and the Consent Form.
All Consent Forms that are properly completed, signed and delivered to the Solicitation Agent
and not properly revoked (See Revocation of Instructions below) prior to the Expiration Date,
will be given effect in accordance with the specifications thereof. IF A CONSENT FORM IS DELIVERED
WITHOUT ANY BOX MARKED, BUT THE CONSENT FORM IS OTHERWISE PROPERLY COMPLETED AND SIGNED, THE
LIMITED PARTNER WILL BE DEEMED TO HAVE CONSENTED TO THE SALE.
Consent Forms must be executed in exactly the same manner as the name(s) in which ownership of
the Units is registered. If the Units to which a Consent Form relates are held by two or more
joint holders, all such holders should sign the Consent Form. If a Consent Form is signed by a
trustee, partner, executor, administrator, guardian, attorney-in-fact, officer of a corporation or
other person acting in a fiduciary, agency or representative capacity, such person must so indicate
when signing and submit with the Consent Form evidence satisfactory to the Partnership of authority
to execute the Consent Form.
The execution and delivery of a Consent Form will not affect a limited partners right to sell
or transfer the Units. All Consent Forms received by the Solicitation Agent (and not properly
revoked) prior to the Expiration Date will be effective notwithstanding a record transfer of such
Units subsequent to the Record Date, unless the limited partner revokes such Consent Form prior to
5:00 p.m., New York City time, on the Expiration Date by following the procedures set forth under
Revocation of Instructions below.
All questions as to the validity, form and eligibility (including time of receipt) regarding
consent procedures will be determined by the Managing General Partner in its sole discretion, which
determination will be conclusive and binding. The Partnership reserves the right to reject any or
all Consent Forms that are not in proper form. The Partnership also reserves the right to waive
any defects, irregularities or conditions of delivery as to particular Consent Forms. Unless
waived, all such defects or irregularities in connection with the deliveries of Consent Forms must
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be cured within such time as the Managing General Partner determines. Neither the Managing
General Partner nor any of its affiliates or any other persons will be under any duty to give any
notification of any such defects, irregularities or waivers, nor will any of them incur any
liability for failure to give such notification. Deliveries of Consent Forms will not be deemed to
have been made until any irregularities or defects therein have been cured or waived. The
interpretations of the terms and conditions of this solicitation by the Managing General Partner
will be conclusive and binding.
Revocation of Instructions. Any limited partner who has delivered a Consent Form to the
Solicitation Agent may revoke the instructions set forth in such Consent Form by delivering to the
Solicitation Agent a written notice of revocation prior to 5:00 p.m., New York City time, on the
Expiration Date. In order to be effective, a notice of revocation of the instructions set forth in
a Consent Form must (i) contain the name of the person who delivered the Consent Form, (ii) be in
the form of a subsequent Consent Form marked as CONSENTS, WITHHOLDS CONSENT or ABSTAINS as
the case may be, or in a writing delivered to the Managing General Partner stating that the prior
Consent Form is revoked, (iii) be signed by the limited partner in the same manner as the original
signature on the Consent Form, and (iv) be received by the Solicitation Agent prior to 5:00 p.m.,
New York City time, on the Expiration Date at the address or facsimile number set forth on the
Consent Form. A purported notice of revocation that lacks any of the required information, is
dispatched to an improper address or facsimile number or is not received in a timely manner will
not be effective to revoke the instructions set forth in a Consent Form previously given. A
revocation of the instructions set forth in a Consent Form can only be accomplished in accordance
with the foregoing procedures. NO LIMITED PARTNER MAY REVOKE THE INSTRUCTIONS SET FORTH IN A
CONSENT FORM AFTER 5:00 P.M., NEW YORK CITY TIME, ON THE EXPIRATION DATE.
No Appraisal Rights. Limited partners of the Partnership are not entitled to dissenters
appraisal rights under applicable law or the Partnership Agreement in connection with the Sale.
DELIVERY OF DOCUMENTS TO SECURITY HOLDERS
SHARING AN ADDRESS
Only one Consent Solicitation Statement is being delivered to multiple limited partners
sharing an address unless the Partnership has received contrary instructions from one or more of
limited partners.
The Partnership will undertake to deliver promptly upon written or oral request a separate
copy of this Consent Solicitation Statement, including copies of all documents incorporated by
reference into this Consent Solicitation Statement, to a limited partner at a shared address to
which the Partnership delivered a single copy of the Consent Solicitation Statement. If a limited
partner wishes to notify the Partnership that he or she wishes to receive a separate copy of this
Consent Solicitation Statement, the limited partner may contact the Partnership c/o Eagle Rock
Proxy Advisors, LLC, 12 Commerce Drive, Cranford, New Jersey 07016; telephone: (800) 217-9608;
facsimile: (908) 497-2349.
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A limited partner may also use the above telephone number, facsimile number or mailing address
to notify the Partnership that limited partners sharing an address request delivery of a single
copy of this Consent Solicitation Statement if they are receiving multiple copies of Consent
Solicitation Statement.
WHERE YOU CAN FIND MORE INFORMATION
Certain financial information relating to the Partnership is hereby incorporated by reference
to the Partnerships audited financial statements for its 2010 and 2009 fiscal years set forth in
Part II, Item 8 of the Partnerships 2010 10-K, and the Partnerships unaudited financial
statements for the period ended March 31, 2011, set forth in Part I, Item 1 of the Partnerships
10-Q (Commission File No. 0-11095). Such reports and other information may be inspected at the
public reference facilities maintained by the SEC at 100 F Street, NE, Washington, D.C. 20549.
Copies of such material can also be obtained from the Public Reference Room of the SEC in
Washington, D.C. at prescribed rates by calling 1-800-SEC-0330. The SEC also maintains a web site
at http://www.sec.gov where you can access reports, proxy, information and registration
statements and other information regarding registrants that file electronically with the SEC.
THE SOLICITATION AGENT FOR THIS CONSENT SOLICITATION IS:
EAGLE ROCK PROXY ADVISORS, LLC
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By Mail:
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By Overnight Courier:
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By Hand: |
12 Commerce Drive
Cranford, New Jersey 07016
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12 Commerce Drive
Cranford, New Jersey 07016
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12 Commerce Drive
Cranford, New Jersey 07016 |
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By Facsimile:
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For Information, Please Call: |
(908) 497-2349
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TOLL FREE (800) 217-9608 |
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NATIONAL PROPERTY INVESTORS 5
c/o Eagle Rock Proxy Advisors, LLC
12 Commerce Drive
Cranford, New Jersey 07016
CONSENT OF LIMITED PARTNER
The undersigned, a limited partner of National Property Investors 5 (the Partnership), and
the owner of a limited partnership interest in the Partnership, acting with respect to all of the
limited partnership interest in the Partnership owned by the undersigned, hereby:
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[_____]Consents
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[_____]Withholds Consent
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[_____]Abstains to the Sale. |
This Consent is solicited by the Managing General Partner. The Managing General Partner
recommends that limited partners consent to the Sale. IF NO ELECTION IS SPECIFIED, AN OTHERWISE
PROPERLY COMPLETED AND SIGNED CONSENT WILL BE DEEMED A CONSENT TO THE SALE.
The undersigned hereby acknowledges receipt of the Consent Solicitation Statement.
Capitalized terms used in this Consent and not defined in this Consent have the meanings set forth
in the Consent Solicitation Statement, dated July 7, 2011, of the Partnership.
A fully completed, signed and dated copy of this Consent should be sent to the Solicitation
Agent by mail or overnight courier to the appropriate address specified below, or by fax to the fax
number specified below, prior to 5:00 p.m., New York City time on the Expiration Date.
Completed and signed consents should be sent to Eagle Rock Proxy Advisors, LLC by mail or
overnight courier at 12 Commerce Drive, Cranford, New Jersey 07016; or by fax at (908) 497-2349.
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Please sign exactly as you hold your Units. When signing as an attorney-in-fact, executor,
administrator, trustee or guardian, please give your full title. If an interest is jointly held,
each holder should sign. If a corporation, please sign in full corporate name by a duly authorized
officer. If a partnership, please sign in partnership name by a duly authorized person.