0000798359-14-000094.txt : 20141104 0000798359-14-000094.hdr.sgml : 20141104 20141104163014 ACCESSION NUMBER: 0000798359-14-000094 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 5 CONFORMED PERIOD OF REPORT: 20141104 ITEM INFORMATION: Entry into a Material Definitive Agreement ITEM INFORMATION: Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20141104 DATE AS OF CHANGE: 20141104 FILER: COMPANY DATA: COMPANY CONFORMED NAME: INVESTORS REAL ESTATE TRUST CENTRAL INDEX KEY: 0000798359 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 450311232 STATE OF INCORPORATION: ND FISCAL YEAR END: 0430 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-35624 FILM NUMBER: 141193573 BUSINESS ADDRESS: STREET 1: 1400 31ST AVENUE SW, SUITE 60 STREET 2: PO BOX 1988 CITY: MINOT STATE: ND ZIP: 58702-1988 BUSINESS PHONE: 701-837-4738 MAIL ADDRESS: STREET 1: 1400 31ST AVENUE SW, SUITE 60 STREET 2: PO BOX 1988 CITY: MINOT STATE: ND ZIP: 58702-1988 8-K 1 iretform8kpressrelease112014.htm CURRENT REPORT

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
 
______________________

FORM 8-K
  
______________________
 
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934
 
Date of Report (Date of earliest event reported):  November 4, 2014 (October 29, 2014)
 
INVESTORS REAL ESTATE TRUST
 (Exact name of Registrant as specified in its charter)
 
______________________
 
 
         
North Dakota
 
000-14851
 
45-0311232
(State or Other Jurisdiction
of Incorporation or Organization)
 
(Commission File Number)
 
(I.R.S. Employer Identification No.)
 
1400 31st Avenue SW, Suite 60
Post Office Box 1988
 Minot, ND 58702-1988
 (Address of principal executive offices) (Zip code)

(701) 837-4738
(Registrant's telephone number, including area code)

Not Applicable
(Former name or former address, if changed from last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
 
¨
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
¨
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
¨
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 
¨
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
 
 
Item 1.01.                          Entry into a Material Definitive Agreement.

The discussion in Item 2.03 below is incorporated herein by reference.

Item 2.03.                          Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant.
 
On October 29, 2014, IRET Properties, a North Dakota Limited Partnership ("IRET Properties" or "Borrower") and a subsidiary of Investors Real Estate Trust (the "Company") entered into a First Amendment to Amended and Restated Loan Agreement (the "Loan Agreement") with First International Bank & Trust, a North Dakota state bank, as lender ("Lender"), pursuant to which Lender has agreed to provide a revolving credit facility with a commitment amount at the time of close of $90 million. At the discretion of the Lender, this amount may be increased to $100 million. First International Bank & Trust is owned by Stephen L. Stenehjem, a Trustee of the Company, and by members of his family. The Loan Agreement amends the Borrower's secured line of credit with the Lender and participant banks, provided pursuant to the Amended and Restated Loan Agreement dated November 20, 2013 between Borrower and Lender.

Subsequent to the end of the Company's first quarter of its fiscal year 2015, IRET Properties advanced $5 million under the facility, which, in addition to the $35 million advanced under the facility as of July 31, 2014, totals $40 million currently drawn and outstanding under the facility. IRET Properties expects to borrow additional amounts under the facility from time to time for general corporate purposes, to finance acquisitions and development and redevelopment projects, and tenant improvements, and potentially to repay debt. The facility is secured by mortgages on 15 properties owned by the Borrower and its subsidiaries. The initial term of the facility is three years, with a maturity of September 1, 2017. Interest-only payments are due monthly based on the total amount of advances outstanding. The facility may be prepaid at par at any time.

IRET Properties may add additional eligible real estate properties as collateral for the facility if it chooses to remove an existing property from the mortgage collateral. IRET Properties may also remove property as collateral for the facility without substituting additional collateral if the remaining property in the collateral pool satisfies the minimum collateral requirements in the loan documents. Advances under the facility may not exceed 65% of the value of the properties provided as security.

The interest rate on borrowings under the facility is the Wall Street Journal Prime Rate + 1.25%, with a floor of 4.75% and a cap of 8.65% during the initial term of the facility.

The facility includes covenants and restrictions regarding minimum debt-service ratios to be maintained in the aggregate and individually on properties in the collateral pool, and the Borrower is also required to maintain minimum depository accounts totaling $6 million with the Lender, of which $1.5 million is to be held in a non-interest bearing account.

The Lender has informed IRET Properties that as of October 29, 2014, participants in the credit facility and their respective commitment amounts are as follows:

First International Bank & Trust (Lead Bank): $10 million
The Bank of North Dakota: $30 million
First Western Bank & Trust: $18 million
Dacotah Bank: $12 million
MidCounty Bank: $4 million
Highland Bank: $4 million
Town & Country Credit Union: $4 million
American State Bank & Trust Company: $6 million
United Community Bank of North Dakota: $2 million

The above description of the credit facility is a summary only and is qualified in its entirety by reference to the Loan Agreement. A copy of the Loan Agreement, the terms of which are incorporated by reference herein, is attached as Exhibit 10.1 to this Current Report on Form 8-K.

Item 7.01.                          Regulation FD Disclosure.

A press release issued by the Borrower on November 4, 2014 to announce its entry into the First Amendment to Amended and Restated Loan Agreement dated October 29, 2014 with First International Bank & Trust, and to announce recent acquisitions, dispositions and development projects placed in service, is attached hereto as Exhibit 99.1.

The Company has scheduled meetings with investors and analysts at the NAREIT REITWorld 2014 Conference in Atlanta on November 5-6, 2014. A copy of presentation material to be used by the Company during these meetings is furnished as Exhibit 99.2 to this Current Report on Form 8-K and incorporated in Item 7.01 of this Current Report by this reference. The presentation material is also available on the Company's website at www.iret.com, under Investor Info/Presentation & Events/Investor Presentations.
The information set forth in this Item 7.01, including Exhibits 99.1 and 99.2, is being furnished pursuant to Item 7.01 and shall not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that Section, and it shall not be deemed incorporated by reference in any filing under the Securities Act of 1933, as amended, or under the Exchange Act, whether made before or after the date hereof, except as expressly provided by specific reference in such a filing. By furnishing the information in this Item 7.01, the Company makes no admission as to the materiality of Item 7.01 in this report or the press release and presentation material attached hereto as Exhibits 99.1 and 99.2. The information contained in the press release and presentation material is summary information that is intended to be considered in the context of the Company's filings with the SEC and other public announcements that the Company makes, by press release or otherwise, from time to time. The Company undertakes no duty or obligation to publicly update or revise the information contained in this Item, although it may do so from time to time as management believes is appropriate. Any such updating may be made through the filing of other reports or documents with the SEC, through press releases or through other public disclosure.
Item 9.01.                          Financial Statements and Exhibits.
 
(d) Exhibits
 
Exhibit
No.                                                                      Description

 
First Amendment to Amended and Restated Loan Agreement dated as of October 29, 2014 by and between IRET Properties, a North Dakota Limited Partnership, as borrower, and First International Bank & Trust, a North Dakota state bank, as lender.
 
 
Press Release dated November 4, 2014.
 
 
Presentation Material to be presented November 5-6, 2014
 
 
*
Filed or Furnished herewith
 
 
SIGNATURE

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 
INVESTORS REAL ESTATE TRUST
 
Date:  November 4, 2014
 
By:/s/ Timothy P. Mihalick                                                                                      
Timothy P. Mihalick
President & Chief Executive Officer
 





 
-2-
 
EXHIBIT INDEX

Exhibit
No.                                                                      Description

 
First Amendment to Amended and Restated Loan Agreement dated as of October 29, 2014 by and between IRET Properties, a North Dakota Limited Partnership, as borrower, and First International Bank & Trust, a North Dakota state bank, as lender.
 
 
Press Release dated November 4, 2014.
 
 
Presentation Material to be presented November 5-6, 2014
 
 
*
Filed or Furnished herewith.
 

 EX-10.1 2 iretexhibit101-112014.htm FIRST AMENDMENT TO AMENDED AND RESTATED LOAN AGREEMENT DATED AS OF OCTOBER 29, 2014 BY AND BETWEEN IRET PROPERTIES, A NORTH DAKOTA LIMITED PARTNERSHIP, AS BORROWER, AND FIRST INTERNATIONAL BANK & TRUST, A NORTH DAKOTA STATE BANK, AS LENDER.
FIRST AMENDMENT TO AMENDED AND RESTATED LOAN AGREEMENT
THIS FIRST AMENDMENT TO AMENDED AND RESTATED LOAN AGREEMENT (this "Amendment") is made effective as of October 29, 2014, by and between IRET PROPERTIES, A NORTH DAKOTA LIMITED PARTNERSHIP, a North Dakota limited partnership (the "Borrower"), and FIRST INTERNATIONAL BANK & TRUST, a North Dakota state bank (the "Lender").
RECITALS
A.            Borrower and Lender are parties to that certain Amended and Restated Loan Agreement, dated November 20, 2013 (as amended, restated, supplemented or otherwise modified from time to time, the "Loan Agreement"), providing for a credit facility from the Lender to the Borrower (the "Loan"), which is evidenced by that certain Amended and Restated Revolving Promissory Note, dated November 20, 2013, payable to the Lender in the amount of the Loan (as amended, restated, supplemented or otherwise modified from time to time, the "Note").
B.            Borrower and Lender wish to amend the Loan Agreement as provided herein.
C.            Pursuant to Section 7.11 of the Loan Agreement, all amendments must be contained in a written agreement signed by the Borrower and the Lender.
NOW, THEREFORE, in consideration of the premises and their mutual covenants and agreements contained herein, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows:
1.            Definitions.  Unless the context clearly requires otherwise, capitalized terms used herein and not defined herein shall have the meanings given to them in the Loan Agreement.
2.            Amendments to Loan Agreement.  The Loan Agreement is hereby amended as follows:
(a)
The following terms defined in Section 1.01 of the Loan Agreement are hereby deleted in their entirety and restated as follows:
"Borrowing Base" – At any time and subject to change from time to time in the Lender's sole but reasonable discretion, the lesser of (a) the Commitment, and (b) sixty-five percent (65%) of the collective value of the Properties as determined from time to time by Lender in its sole but reasonable discretion.  The value of the Properties shall be determined periodically by the Lender based on the most recent Appraisals, Borrowing Base Certificate, Compliance Certificate and supporting reports delivered to the Lender pursuant to Section 5.01(d).  The value of the Properties as of October 29, 2014 shall be the amounts set forth on the initial Borrowing Base Certificate attached as Exhibit C.
"Commitment" – The commitment of the Lender to make Advances to the Borrower in accordance with the terms of this Agreement, determined in accordance with Section 2.11, in an aggregate principal amount not to exceed $100,000,000.
"Maturity Date" – September 1, 2017.
"Minimum Principal Balance" – $17,500,000.
"Note" – That certain Second Amended and Restated Revolving Promissory Note, dated October 29, 2014, executed by the Borrower and made payable to the order of the Lender in the original principal amount of up to $100,000,000, as the same may be amended, amended and restated, supplemented or otherwise modified from time to time to the extent permitted under the Loan Documents.
"Origination Fee" – Subject to Section 2.11, a non-refundable commitment fee to be paid to the Lender in an amount equal to 0.30% of the Commitment.  The aggregate Origination Fee shall never be greater than $300,000.
"Property(ies)" – The real properties described on Exhibit F-1 through Exhibit F-15 attached hereto, which are collateral for the Obligations, together with Eligible Additional Real Properties which become collateral for the Obligations and such other real and personal property from time to time securing the obligations.
(b)
The following terms defined in Section 1.01 of the Loan Agreement are hereby deleted in their entirety:
"Extension Option"
"Revolving Credit Facility Extension Notice"
(c)
Section 2.07 of the Loan Agreement is hereby deleted in its entirety and restated as follows:
Section 2.07                          Reserved.
(d)
Section 2.10 of the Loan Agreement is hereby deleted in its entirety and restated as follows:
Section 2.10                          Service Fees.  Borrower shall pay Lender a service fee in the amount of $40,000 on each of (a) September 1, 2014, (b) November 1, 2015, (c) November 1, 2016, and (c) August 30, 2017.  The service fees provided for under this Section are payable to Lender regardless of the amount outstanding under the Revolving Credit Facility during any applicable period of time or whether the Revolving Credit Facility will terminate after such payment.  In the event the Borrower fully prepays the amounts outstanding under the Revolving Credit Facility and terminates the Revolving Credit Facility pursuant to Section 2.04(c), Borrower shall be obligated to pay the service fee required by this Section 2.10 that would have otherwise been due the following November 1, or that would have otherwise been due on August 30, 2017 if after November 1, 2016, in accordance with this Section 2.10.
(e)
Section 2.11 of the Loan Agreement is hereby deleted in its entirety and restated as follows:
Section 2.11                          Commitment.
(a)            The initial Commitment amount shall be $90,000,000.  Lender shall increase the amount of the Commitment up to and including $100,000,000 upon satisfaction of the following conditions:
(i)
No Default or Event of Default shall have occurred and be continuing and such increase shall not result in a Default or Event of Default;
(ii)
No Borrowing Base Deficiency shall occur as a result of such increase;
(iii)
Borrower shall have provided Eligible Additional Real Property and complied with the conditions set forth in Section 2.08(c);
(iv)
The increase in the Commitment shall be limited to sixty-five percent (65%) of the value of such Eligible Additional Real Property, as determined by an Appraisal or as may otherwise be determined by Lender in its sole but reasonable discretion, and such increase shall not cause the Commitment to exceed sixty-five percent (65%) of the aggregate value of such Eligible Additional Real Property and the other Properties at the time of such increase;
(v)
Lender shall have executed participation agreements with participating lenders committing to provide funding for such increase in the Commitment; and
(b)            The Lender shall provide the Borrower with reasonable advance notice prior to any increase in the amount of the Commitment.
(c)            Each increase in the Commitment during the term of the Revolving Credit Facility shall result in the payment of an additional Origination Fee in an amount equal to 0.30% of the increase in the Commitment until the Commitment reaches $100,000,000.  If the Commitment is reduced for any reason, subsequent increases in the Commitment up to the amount of previous reductions, shall not be subject to an Origination Fee.
(f)
Section 5.01(k) of the Loan Agreement is hereby deleted in its entirety and restated as follows:
(k)            Collateral Evaluation.  At any time during the term of the Revolving Credit Facility, the Lender may, at its option, obtain an updated Appraisal of any Property; provided that Borrower shall only be required to pay for updated Appraisals (i) if an Event of Default has occurred and is continuing, or (ii) during the period beginning January 1, 2016 through the Maturity Date.
(g)
Exhibit A to this Amendment is hereby incorporated as Exhibit F-15 to the Loan Agreement.
(h)
Exhibit B to the Loan Agreement is hereby deleted in its entirety and replaced with Exhibit B to this Amendment, which shall be the Borrowing Base Certificate required under Section 5.01(d)(iii) of the Loan Agreement.
(i)
Exhibit D to the Loan Agreement is hereby deleted in its entirety and replaced with Exhibit C to this Amendment, which shall be the Compliance Certificate required under Section 5.01(d)(ii) of the Loan Agreement.
(j)
Exhibit G to the Loan Agreement is hereby deleted in its entirety.
3.            Conditions Precedent.  This Amendment shall be subject to the condition precedent that the Lender shall have received the following, each satisfactory to the Lender in form and substance:
(a)
This Amendment, duly executed by the Borrower;
(b)
A $100,000,000 Second Amended and Restated Revolving Promissory Note, duly executed by the Borrower;
(c)
The mortgage amendments set forth on Exhibit D to this Amendment;
(d)
Date down endorsement to each Title Policy;
(e)
With respect to the Property described on Exhibit A to this Amendment ("Dakota Commons"):
(i)
A Combination Mortgage, Assignment of Rents, Security Agreement, and Fixture Financing Statement [Dakota Commons], duly executed by the Borrower; and
(ii)
The items described in Sections 3.01(e), (h), (i), (j), (k), (l), (m), (n) and (o) of the Loan Agreement.
(f)
The most recent Borrowing Base Certificate, including applicable information with respect to Dakota Commons, which Borrowing Base Certificate is attached as Exhibit E and Borrower hereby represents is true and correct in all material respects;
(g)
An Affidavit of Partnership of the Borrower's general partner (i) attaching certificates of good standing (or their equivalent) for the Borrower from the office of the secretary of the state of its formation and of each state in which it is qualified to do business as a foreign organization, (ii) attaching a true and correct copy of the Borrower's Agreement of Limited Partnership and certifying that such agreement remains in full force and effect, (iii) attaching a true and correct copy of the Borrower's Certificate of Limited Partnership and certifying that such certificate remains in full force and effect;
(h)
A Certificate of Assistant Secretary of IRET, Inc., a North Dakota corporation (the "General Partner"), (i) attaching true and correct copies of the General Partner's Articles of Incorporation and Bylaws and certifying that each remains in full force and effect, (ii) attaching certificates of good standing (or their equivalent) for the General Partner from the office of the secretary of the state of its incorporation and of each state in which it is qualified to do business as a foreign corporation, (iii) attaching and certifying resolutions of the General Partner authorizing or ratifying the transactions contemplated hereby, and (iv) certifying that certain officers listed in such resolutions are authorized to execute the Loan Documents to which the General Partner or the Borrower is a party and to perform the obligations of the General Partner or the Borrower thereunder;
(i)
A Certificate of Assistant Secretary of LSREF Golden Property 14 (WY), LLC, a Delaware limited liability company ("LSREF"), (i) attaching true and correct copies of LSREF's Certificate of Formation and Limited Liability Company Agreement and certifying that each remains in full force and effect, (ii) attaching certificates of good standing (or their equivalent) for LSREF from the office of the secretary of the state of its incorporation and of each state in which it is qualified to do business as a foreign corporation, (iii) attaching and certifying resolutions of LSREF authorizing or ratifying the transactions contemplated hereby, and (iv) certifying that certain officers listed in such resolutions are authorized to execute the Loan Documents to which LSREF is a party and to perform the obligations of LSREF thereunder;
(j)
Satisfactory evidence that all corporate and other proceedings that are necessary in connection with this Amendment have been taken to the Lender's and its counsel's satisfaction and the Lender and such counsel shall have received all such counterpart originals or certified copies of such documents as the Lender may request;
(k)
Participation agreements from each participating lender (other than the Lender) in such amounts as set forth on Exhibit F to this Amendment, which exhibit reflects the amount of the Commitment on the date of this Amendment.
(l)
Flood Certificates issued by a national flood plain search company on FEMA Form No. 81-93 in accordance with the provisions of the National Flood Insurance Act of 1968, the Flood Disaster Protection Act of 1973 and the National Flood Insurance Reform Act of 1994 certifying that each Property is not located in a special flood hazard area (as determined by the Federal Emergency Management Agency);
(m)
A closing statement prepared by the Title Company and approved by Lender;
(n)
Payment to Lender of the Origination Fee in the amount of $45,000;
(o)
Payment of all of Lender's fees and costs associated with this Amendment; and
(p)
Such other information and documents as may reasonably be required by the Lender and its counsel in connection with this Amendment.
4.            Post-Closing Matters.  Following the date of this Amendment, the Borrower shall deliver, or caused to be delivered, to Lender the following, each satisfactory to the Lender in form and substance and by the following deadline:
(a)
On or before December 31, 2014, a zoning letter as more fully described in Section 3.01(l) of the Loan Agreement, in such form as reasonably acceptable to Lender, with respect to each Property described in Exhibits F-1 – F14 to the Loan Agreement and cause the Title Company to issue a zoning endorsement to each date down endorsement provided under Section 3(d) of this Amendment; and
(b)
On or before December 31, 2014, with respect to each Property, evidence of policies or certificates of property insurance (including rent loss insurance) and comprehensive general liability insurance required by Lender in its sole discretion, with all such insurance in full force and effect.
5.            Acknowledgement of Service Fee.  Lender acknowledges that, prior to the date of this Amendment, Borrower paid the $40,000 service fee due on or before September 1, 2014 under Section 2.10 of the Amended Loan Agreement.
6.            No Other Amendments Intended.  Except as expressly provided hereby, all of the terms and provisions of the Loan Agreement and the other Loan Documents are and shall remain in full force and effect and are hereby ratified and confirmed by the Borrower.  The amendments contained herein shall not be construed as a waiver or amendment of any other provision of the Loan Agreement or the other Loan Documents or for any purpose except as expressly set forth herein or a consent to any further or future action on the part of the Borrower or the other Credit Parties that would require the waiver or consent of the Lender.
7.            No Impairment of Lien.  Any and all collateral described in the Mortgages and the transactions contemplated thereunder and thereby shall remain subject to the lien, charge or encumbrance of the Mortgages and nothing in this Amendment shall affect the lien of the Mortgages or the other Loan Documents on such collateral or the priority of such liens over any other liens, charges, encumbrances or conveyances, nor release or change the liability of any party who may now be or after the date of this Amendment, become liable, primarily or secondarily, under the Loan Documents.  Borrower agrees to execute any instruments Lender reasonably determines to be necessary to maintain a perfected security interest in any of such collateral.
8.            Representations and Warranties.  The Borrower hereby represents and warrants to the Lender (before and after giving effect to this Amendment) that:
(a)
Corporate Authority.  The Borrower has the limited partnership power and authority, and the legal right, to execute, deliver and perform this Amendment and to obtain extensions of credit under the Loan Agreement as amended by this Amendment (the "Amended Loan Agreement").
(b)
Corporate Action.  The Borrower has taken all necessary limited partnership action to authorize the execution, delivery and performance of this Amendment and to authorize the extensions of credit on the terms and conditions of the Amended Loan Agreement.
(c)
Organizational Documents.  The Organizational Documents constitute all of the organizational documents of Borrower and each Credit Party and are in full force and effect and have not been amended or modified.
(d)
Qualification of Undersigned.  The undersigned officer of Borrower is duly qualified and acting in such official capacity on behalf of Borrower, is familiar with the facts herein represented and warranted, and is duly authorized to represent and warrant the same and make this Amendment.
(e)
Consents.  No consent or authorization of, filing with, notice to or other act by, or in respect of, any Governing Authority or any other Person is required in connection with this Amendment, the extensions of credit under the Amended Loan Agreement or the execution, delivery, performance, validity or enforceability of this Amendment, or the performance, validity or enforceability of the Amended Loan Agreement, except consents, authorizations, filings and notices which have been obtained or made and are in full force and effect.
(f)
Representations and Warranties in Loan Documents.  Each of the representations and warranties made by any Credit Party herein or in or pursuant to the Loan Documents is true and correct on and as of the date of this Amendment as if made on and as of such date (except that any representation or warranty which by its terms is made as of an earlier date shall be true and correct as of such earlier date).
(g)
Enforceability.  This Amendment constitutes the legal, valid and binding obligation of Borrower enforceable against Borrower in accordance with its terms, except as such enforceability may be limited by applicable bankruptcy, insolvency, reorganization, moratorium or similar laws or equitable principles affecting the enforcement of creditors' rights generally.
(h)
No Defaults.  No Default or Event of Default has occurred and is continuing, or will result from this Amendment or any extension of credit under the Amended Loan Agreement.
(i)
No Defenses.  Borrower hereby represents and warrants that: (i) as of the date hereof, it has no defenses or rights of setoff against the enforcement by the Lender of its obligations under the Loan Documents; and (ii) no events have occurred which, with the giving of notice or passage of time, or both, would entitle it to any such defenses or rights of setoff.
(j)
Financial Information.  The financial statements heretofore delivered to Lender in connection with this Amendment and the other Loan Documents are true and correct in all material respects and fairly present the financial condition of the subjects thereof, and there have been no material adverse changes in the condition or prospects, financial or otherwise, of the subjects thereof since the dates of such financial statements.
(k)
Lender Not in Default.  Lender is not in default under the Loan Documents or any instrument executed in connection with the Loan Documents, and no condition exists which, with the giving of notice or lapse of time, or both, would constitute a default by Lender thereunder.  Any default or purported default of Lender in connection with the Loan Documents arising prior to the execution of this Amendment, whether known or unknown, is waived by Borrower.
9.            Release.  In consideration of the covenants of this Amendment, Borrower hereby releases and discharges Lender, and each of its predecessors, successors and assigns, and each and all of its or their directors, officers, employees, attorneys, accountants, consultants, and other agents, of and from any and all claims, causes of action, obligations, costs, damages, judgments, and liabilities, of whatever kind or nature, in law, equity or otherwise, whether known or unknown, which it may have had or now has, in connection with the Loan to and including the date of this Amendment.  This release shall be binding upon the Borrower and its subsidiary and affiliated entities and all trustees and receivers.  Borrower acknowledges that it has entered into the foregoing release freely and voluntarily upon its own information and investigation and after consultation with legal counsel of its own choosing.  The foregoing release shall operate as a full and complete release between and among the parties notwithstanding the discovery of any different or additional facts.
10.            Counterparts.  This Amendment may be executed in any number of counterparts, all of which shall constitute one and the same agreement, and any party hereto may execute this Amendment by signing and delivering one or more counterparts. Delivery of an executed counterpart of this Amendment by email or other electronic means shall be effective as delivery of an original executed counterpart of this Amendment.
11.            Expenses.  Borrower agrees to reimburse Lender upon demand for all reasonable out-of-pocket expenses incurred by Lender in connection with the Loan, the Loan Documents and this Amendment including, but not limited to, legal expenses and attorneys' fees sustained by Lender in connection with the preparation of this Amendment, the administration of the Loan or the exercise of any right or remedy available to Lender under the Loan Documents as amended hereby (whether or not suit is commenced) or otherwise at law or in equity.
(Signature pages follow.)

IN WITNESS WHEREOF, the parties have caused this Amendment to be executed by their duly authorized representatives as of the day and year first set forth above.

BORROWER:

IRET PROPERTIES, A NORTH DAKOTA LIMITED PARTNERSHIP,
a North Dakota limited partnership

BY:  ITS GENERAL PARTNER:

IRET, INC.,
a North Dakota corporation



By:            /s/ Michael Bosh
      Name:  Michael A. Bosh
      Its:  Executive Vice President and
Assistant Secretary
[BORROWER'S SIGNATURE PAGE TO FIRST AMENDMENT TO AMENDED AND RESTATED LOAN AGREEMENT]

IN WITNESS WHEREOF, the parties have caused this Amendment to be executed by their duly authorized representatives as of the day and year first set forth above.

LENDER:

FIRST INTERNATIONAL BANK & TRUST,
a North Dakota state bank



By:            /s/ Stacey Diehl
Stacey J. Diehl, Senior Vice President

 EX-99.1 3 iretexhibit991-112014.htm PRESS RELEASE DATED NOVEMBER 4, 2014.
 Exhibit 99.1
IRET
  
 
 
 
CONTACT INFO
 
Eli Mihalick
1400 31st Ave SW, Suite 60
PO Box 1988
Minot, North Dakota 58702-1988
phone: 701.837.4738
fax: 701.838.7785
email:emihalick@iret.com


Investors Real Estate Trust Announces Increase in Revolving Credit Facility,
and Recent Acquisitions, Dispositions, and Development Projects Placed in Service

MINOT, ND – November 4, 2014 – Investors Real Estate Trust (NYSE:IRET) (NYSE:IRET PR) (NYSE:IRET PRB) announced today that its operating partnership, IRET Properties (the "Borrower"), has entered into a First Amendment to Amended and Restated Loan Agreement with First International Bank & Trust, a North Dakota state bank, as lender, under which First International has agreed to increase the commitment amount under its revolving credit facility with the Borrower to $90 million. At the discretion of the Lender, this amount may be increased to $100 million. The First Amendment amends IRET Properties' existing secured line of credit with First International and participant banks, which, prior to this amendment, had a commitment amount of $75 million. The facility is secured by mortgages on 15 properties owned by IRET Properties and its subsidiaries. The initial term of the facility is three years, with a maturity of September 1, 2017. The interest rate on borrowings under the facility is the Wall Street Journal Prime Rate + 1.25%, with a floor of 4.75% and a cap of 8.65% during the initial term of the facility.

First International has informed IRET Properties that as of October 29, 2014, participants in the credit facility and their respective commitment amounts are as follows: First International Bank & Trust (Lead Bank), $10 million; The Bank of North Dakota, $30 million; First Western Bank & Trust, $18 million; Dacotah Bank, $12 million; MidCountry Bank, $4 million; Highland Bank, $4 million; Town & Country Credit Union, $4 million; American State Bank & Trust Company, $6 million; and United Community Bank of North Dakota, $2 million.

Ted Holmes, IRET's Senior Vice President, Finance, commented, "This renewed and increased credit facility will provide IRET with liquidity for IRET's current and future acquisitions and developments, as well as other corporate purposes. IRET's continued relationship with a core group of North Dakota banks allows us to access the value of various unencumbered real estate assets on terms that we believe are competitive for the credit market in our region and for our balance sheet characteristics. We expect the facility will help fund accretive growth for our shareholders."

Separately, IRET also announced that IRET Properties recently closed on the sale of the Lancaster Apartments, an 83-unit apartment complex in St. Cloud, MN, for a sale price of $4.5 million, and on the sale of the Kalispell Retail Center, an approximately 52,000 Sq. Ft. commercial retail building in Kalispell, MT, for a sale price of $1.9 million.

IRET Properties also recently completed its acquisition of the Northridge Apartments located in Bismarck, ND. Acquired for a purchase price of $8.5 million, the Northridge Apartments property consists of 68 apartment units on 5.76 acres.

IRET also announced the recent grand opening of Phase I of its Commons at Southgate multi-family residential project, adjacent to the recently completed Landing at Southgate, in Minot, ND. Phase I of the Commons at Southgate project consists of 121 units in three wings, and is 89.3% occupied as of October 31, 2014. Phase II, consisting of two 56-unit wings, is currently under construction and is expected to open in late 2014.

The Company also announced that 52 units of the 130 apartment units in IRET's previously-announced Red 20 project, a mixed use development in Minneapolis, MN, recently opened, with 21 of these 52 completed units leased and occupied as of November 4, 2014. Of the remaining 78 units scheduled for completion in late 2014, 32 are preleased as of November 4, 2014. Of the project's approximately 10,630 square feet of commercial space, currently under construction and scheduled to be completed in late 2014, approximately 4,491 square feet is preleased as of November 4, 2014.

IRET also announced that, in addition to the pending dispositions disclosed in the Company's first quarter fiscal 2015 quarterly report on Form 10-Q, filed on September 9, 2014, the Company has entered into sales agreements for the disposition of an office property in Minneapolis, MN and a retail property in Weston, WI, for total expected gross sale proceeds of $12.4 million. These pending dispositions are subject to various closing conditions and contingencies, and no assurances can be given that the transactions will be completed on the terms currently proposed, or at all.

President and Chief Executive Officer Timothy Mihalick commented, "These recently-completed acquisitions and dispositions, and development projects recently placed in service, demonstrate our continued progress in achieving the goals of our strategic plan. In particular, they confirm our progress in completing acquisitions and development projects in our multi-family residential segment and in disposing of older, non-core properties and continuing to exit our retail segment."

IRET will report its financial results for the second quarter of fiscal year 2015 on December 10, 2014.
 

About Investors Real Estate Trust
Investors Real Estate Trust is an equity real estate investment trust.  Its business consists of owning and operating income-producing multi-family residential and commercial properties located primarily in the upper Midwest.  Investors Real Estate Trust is based in Minot, North Dakota, and has additional offices in Minneapolis and St. Cloud, Minnesota.
Safe Harbor
Statements about IRET's future expectations and all other statements in this press release other than historical facts are "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933, Section 21E of the Securities Exchange Act of 1934, and as that term is defined in the Private Securities Litigation Reform Act of 1995. The Company intends that such forward-looking statements be subject to the safe harbors created thereby. Since these statements involve risks and uncertainties and are subject to change at any time, the Company's actual results could differ materially from expected results.
 EX-99.2 4 iretexhibit992-112014.htm PRESENTATION MATERIAL TO BE PRESENTED NOVEMBER 5-6, 2014

Exhibit 99.2


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