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FORM 10-K-ANNUAL REPORT PURSUANT TO
SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
(As last amended in Rel. No. 34-31905, eff. 10/26/93.)
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-K
[X] ANNUAL REPORT UNDER SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF
1934 [FEE REQUIRED]
For the fiscal year ended December 31, 1995
or
[ ] TRANSITION REPORT UNDER SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT
OF 1934 [NO FEE REQUIRED]
For the transition period.........to.........
Commission file number 0-14194
VMS NATIONAL PROPERTIES JOINT VENTURE
(exact name of registrant as specified in its charter)
Illinois 36-3311347
(State or other jurisdiction of (I.R.S. Employer
incorporation or organization) Identification No.)
8700 West Bryn Mawr
Chicago, Illinois 60631
(Address of principal executive offices) (Zip Code)
Issuer's telephone number (312) 399-8700
Securities registered under Section 12(b) of the Exchange Act:
None
Securities registered under Section 12(g) of the Exchange Act:
Units of Limited Partnership Interest
(Title of class)
Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Exchange Act of 1934 during the
preceding 12 months (or for such shorter period that the registrant was required
to file such reports), and (2) has been subject to such filing requirements for
the past 90 days. Yes X No
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405
of Regulation S-K is not contained herein, and will not be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K. [X]
State the aggregate market value of the voting partnership interests held by
non-affiliates of the registrant. The aggregate market value shall be computed
by reference to the price at which the partnership interests were sold, or the
average bid and asked prices of such partnership interests, as of December 31,
1995. Market value information for the Registrant's partnership interests is
not available.
PART I
Item 1. Business
General
The Registrant, VMS National Properties Joint Venture (the "Venture"), of which
the general partners are VMS National Residential Portfolio I ("Partnership I")
and VMS National Residential Portfolio II ("Partnership II"), was formed in
September, 1984. Collectively, Partnership I and Partnership II are referred to
as the "Partnerships". The Partnerships are limited partnerships formed in
September 1984, under the Uniform Limited Partnership Act of the State of
Illinois. The Managing General Partner of each of the Partnerships is VMS
Realty Investment, Ltd. (formerly VMS Realty Partners), an Illinois limited
partnership. (Effective as of January 1, 1987, Chicago Wheaton Partners
assigned its ownership interests in the Partnerships to VMS Realty Investment,
Ltd.) Prudential-Bache Properties, Inc. is also a minority general partner of
Partnership I.
The Venture originally acquired 51 residential apartment complexes located
throughout the United States. At December 31, 1995, 32 of the Venture's
properties had been foreclosed. The Venture continues to own and operate the
remaining 19 residential apartment complexes it originally acquired. However,
as provided by the Plan, the Venture filed notices of abandonment on 34 of the
properties of which two remain and plans to continue to own and operate the
remaining 17 retained properties. Three of the remaining 19 properties are
encumbered by financing insured or held by the Department of Housing and Urban
Development ("HUD"). HUD does not provide rent or interest subsidies in
connection with such complexes nor does it restrict rental rates in such
complexes from being at market rates. These properties are owned by 3 separate
subpartnerships ("Subpartnerships"), of which the Venture owns a 99% equity
interest. The remaining 1% interest is owned by VMS Realty Investment, Ltd.
From the period October 26, 1984, through June 16, 1985, the Partnerships sold
912 Limited Partnership Interests at a price of $150,000 per Limited Partnership
Interest for a total of $136,800,000. The Interests of each Partnership were
offered in reliance upon exemptions from registration under the Securities Act
of 1933, as amended (the "ACT"), and Regulation D thereunder.
The Venture is engaged solely in the business of real estate investment. A
presentation of information about industry segments is not applicable and would
not be material to an understanding of the Venture's business taken as a whole.
As a result of financial difficulties, VMS National Properties Joint Venture
filed for Chapter 11 bankruptcy protection in the United States Bankruptcy Court
in the Central District of California on February 22, 1991 (see Note 4 of the
Notes to Combined Financial Statements). This voluntary filing encompassed the
Venture's non-HUD properties only. In March 1993 the substance of the Venture's
Plan of Reorganization was approved by the Bankruptcy Court and a Confirmation
Order was entered (see "Note 5" of the Notes to Combined Financial Statements)
and the Plan became effective on September 30, 1993.
The participation interest in the Venture of Partnership I and Partnership II is
approximately 71% and 29%, respectively.
The Venture has no employees. The officers and employees of VMS Realty Partners
and their affiliates performed all administrative and operational services,
including all asset management functions, but excluding all property management
functions, for the Venture's properties through September 30, 1993. Effective
October 1, 1993, the Managing General Partner engaged Insignia Financial Group,
Inc. ("Insignia") to provide asset management services to the Venture's retained
complexes. Several nonaffiliated management companies had been retained by the
Venture to manage, operate and maintain the Venture's HUD and non-HUD
properties; however, they were replaced as the property manager by Insignia on
all of the Venture's retained properties January 1, 1994.
The terms of transactions between the Venture and affiliates of the General
Partners of the Venture are set forth in "Item 13 Certain Relationships and
Related Transactions."
Recent Developments - VMS Realty Partners and Affiliates
Past Liquidity Difficulties
As previously reported, VMS Realty Partners, an affiliate of VMS Realty
Investment, Ltd. ("VMSRIL"), and certain of its affiliates had experienced
severe liquidity problems. Because of VMS Realty Partners' inability to resolve
the liquidity problems affecting it and its affiliates, VMS Realty Partners had
generally suspended making payments relating to operating assets of it and its
affiliates, other than payments generally necessary to maintain the operation of
such assets and changed the business of VMS Realty Partners and its affiliates,
eliminating the acquisition and development of real estate assets. However,
VMSRIL and each of its affiliates that serve as general partners of the
Syndicated Partnerships, as defined below, continued and are continuing to
perform their responsibilities as general partners. On November 18, 1993, VMS
Realty Partners assigned (without change in terms, including compensation) its
asset management responsibilities for the Syndicated Partnerships, other than
VMS National Properties Joint Venture, to Strategic Realty Advisers ("SRA"), a
real estate company with primary emphasis on asset management and property
management. SRA is wholly owned by Joel A. Stone, who is the sole shareholder
of one of the corporate partners of VMSRIL. In the case of a number of the
Syndicated Partnerships, including the Venture, SRA subsequently assigned such
responsibilities to affiliates of Insignia Financial Group, Inc. ("Insignia"), a
fully integrated real estate service organization. See "Insignia and MAE." SRA
has retained, and is performing, such asset management responsibilities for
Syndicated Partnerships owning hotels. VMS Realty Partners had previously
assigned its asset management responsibilities for VMS National Properties Joint
Venture directly to affiliates of Insignia. See "Insignia Transactions -
Management." The "Syndicated Partnerships" are those partnerships, including
the Venture, of which VMSRIL, one of the VMS Principal Entities (as defined
below), or an affiliate thereof, is the managing general partner (or a general
partner of a general partner) and as to which limited partnership interests were
sold to investors through syndications.
VMSRIL Agreement and CRA
In response to the above-described liquidity problems, on March 25, 1992,
VMSRIL, the managing general partner of the Partnerships, and an affiliate of
(i.e., under common control with) the VMS Principal Entities, as defined below,
entered into an agreement (the "VMSRIL Agreement") with its single major
creditor, European American Bank, and one of its affiliates, EURAM (collectively
"EAB"), which held a lien on all of VMSRIL's assets.
The VMSRIL Agreement provided that for a 12-month period VMSRIL was prohibited
from engaging in business activities or operations unrelated to the orderly
liquidation of its existing assets, which liquidation was to be conducted
consistent with its duties as the managing general partner of the Syndicated
Partnerships. Notwithstanding the foregoing, the VMSRIL Agreement provided that
VMSRIL was not prohibited from engaging in any activities with respect to the
Syndicated Partnerships, including, but not limited to, the continuation of the
Syndicated Partnerships' business operations.
Under the VMSRIL Agreement, in order to facilitate VMSRIL's operation of its
assets in a manner intended to preserve and, if possible, enhance the value of
such assets prior to their disposition, EAB granted VMSRIL a moratorium on
enforcement of all indebtedness owed to EAB by VMSRIL. EAB agreed that, during
the one year term of the VMSRIL Agreement (assuming no default by VMSRIL in the
performance of its obligations under the VMSRIL Agreement), EAB would not take
any action which would materially adversely affect the interests of VMSRIL,
including, without limitation, demanding payment of indebtedness and filing a
petition to institute an involuntary bankruptcy proceeding against VMSRIL.
Also in response to the above-described liquidity problems, on March 31, 1992,
certain affiliates of VMSRIL, specifically VMS Realty Partners, Chicago Wheaton
Partners, VMS Realty Investors, VMS Financial Services, VMS Financial Guarantee
Limited Partnership and VMS Realty Guarantee Limited Partnership (the "VMS
Principal Entities") entered into the VMS Creditor Repayment Agreement
(the "CRA") with a number of parties including substantially all of the
unsecured and undersecured creditors (other than trade creditors) of the VMS
Principal Entities and certain of the unsecured or undersecured creditors (other
than trade creditors) of their affiliates (collectively, the "Creditors").
Although VMSRIL is a party to the CRA, it is generally not considered a VMS
Principal Entity thereunder.
The CRA was intended to achieve a purpose comparable to that described above for
the VMSRIL Agreement. In consideration of the benefits received by the
Creditors under the CRA, the Creditors granted the VMS Principal Entities a
moratorium similar to that contained in the VMSRIL Agreement.
During the respective terms of, and under certain circumstances specified in,
the VMSRIL Agreement and the CRA, VMS Realty Partners and certain of its
affiliates, including VMSRIL, were required to pay certain sums derived from
their operations and asset dispositions to be applied to their restructured
debts; these sums were paid by VMS Realty Partners and its affiliates, including
VMSRIL, as and when required under the terms of those agreements.
Effective November 17, 1993, the VMS Principal Entities entered into the Fifth
Amendment to the CRA, dated as of October 25, 1993, pursuant to which each VMS
Principal Entity (and not VMSRIL) has transferred certain of its assets in lieu
of foreclosure (other than general partnership interests in Syndicated
Partnerships and assets that the Creditors chose not to acquire, based on their
view of the value of such assets and concerns about possible liability
associated with them) to separate trusts beneficially owned by the Creditors of
each of the respective transferring VMS Principal Entities, subject to the liens
of the applicable Creditors, in consideration of, among other things, the
granting of covenants not to sue by the respective Creditors (and their
successors and assigns) with respect to each of the VMS Principal Entities'
liability for the indebtedness owed such Creditors. Such transactions have
amicably concluded the debtor/creditor relationship between the VMS Principal
Entities and the Creditors.
Pursuant to the CRA and the Fifth Amendment thereto, and as an inducement to the
VMS Principal Entities to engage in the deed in lieu transactions described
above, substantial cash consideration was paid by the Creditors to SRA as
advanced payment for future services to be performed by SRA for the benefit of
the VMS Principal Entities.
During the summer of 1993, EAB introduced VMSRIL to Insignia, which was engaged
in discussions with EAB concerning the possible acquisition by an Insignia
affiliate of VMSRIL's debt to EAB and the assets securing that debt, and the
granting by that Insignia affiliate of a covenant not to sue VMSRIL. This
transaction has now occurred, effectively resolving VMSRIL's financial
difficulties with its single major creditor. See "Purchase of EAB and Creditor
Assets and Granting of Covenants Not to Sue."
Subsequently, Insignia entered into negotiations with VMSRIL that have resulted
in the execution of the Insignia Letter of Intent and, thereafter, following
consummation of certain transactions contemplated by the Insignia Letter of
Intent, an agreement dated July 14, 1994 ("Insignia Agreement"), which
terminated the Insignia Letter of Intent, and restructured certain of the then
unconsummated transactions that had been contemplated by the Insignia Letter of
Intent and provided for certain other agreements of the parties. See "Insignia
Transactions."
Insignia Transactions
Management
Effective November 16, 1993, the Insignia Letter of Intent was executed by
VMSRIL and various of its affiliates, SRA, Insignia and a limited partnership
("ISLP").1 The Insignia Letter of Intent contemplated that VMSRIL and
affiliates of VMSRIL serving as general partners of Syndicated Partnerships that
do not own hotels ("Non-Hotel Syndicated Partnership") would withdraw as general
partners and be replaced by MAERIL, Inc. ("MAERIL"), a single purpose affiliate
of Metropolitan Asset Enhancement, L.P. ("MAE"). See "Settlement Agreement
Proxies." MAE is a limited partnership in which Insignia owns a 19.13% limited
partnership interest and the general partner of which is a corporation owned by
Andrew L. Farkas, the Chairman and Chief Executive Officer of Insignia.
Pursuant to the Insignia Agreement, MAERIL will become the substitute general
partner of only the Selected Syndicated Partnerships,2 rather than all of the
Non-Hotel Syndicated Partnerships as originally contemplated in the Insignia
Letter of Intent. MAERIL has already become the substitute general partner of
many of the Selected Syndicated Partnerships.
The Plan of Reorganization of the Venture requires that the consent of
ContiTrade Service Corporation ("ContiTrade"), a creditor of the Venture, be
obtained as a condition to the substitution of a new general partner, such
consent not to be unreasonably withheld by ContiTrade. The parties are
currently negotiating the terms of this consent, including a request by
ContiTrade that Insignia and MAERIL acknowledge that ContiTrade has the right to
consent to any future changes in control of the Venture, the Partnerships,
MAERIL and Insignia. Pursuant to the terms of the Venture's secured loan
obligations with respect to each of the Venture's properties, the substitution
of MAERIL as general partner of the Venture also requires certain lender
consents (including the FDIC and HUD), which have been requested but not
received. The substitution of MAERIL, Inc. as the General Partner is expected
and has been approved by the Bankruptcy Court and certain other creditors, but
there is no assurance that the transaction will be consummated.
Each property owned by the Venture as well as the other Selected Syndicated
Partnerships, is subject to one or more secured project loans. The terms of
each loan require lender consent for a change in (i) the general partner of the
owner Non-Hotel Syndicated Partnership, (ii) such general partner's general
partner or (iii) the general partner of any subpartnership which directly owns
that particular property. Although VMSRIL has attempted to obtain such consents
with respect to all such loans, it has been unsuccessful in obtaining any
consents, and, in many cases, VMSRIL has not received any response to its
request; however, none of the lenders have expressly rejected the proposed
substitution.
Although the Venture could contend that such consent was unreasonably withheld,
1 An affiliate of MAE, as defined below, is the sole general partner in
ISLP, and an Insignia affiliate holds the limited partnership interests.
2 "Selected Syndicated Partnerships" means, collectively, the VMS National
Realty Partners I, VMS National Realty Partners II, Boca Glades
Associates, Ltd., Boca West Shopping Center Associates, Ltd., Four
Quarters Habitat Apartments Associates, Ltd., Hearthwood Associates,
Investors First-Staged Equity, L.P., Kendall Townhome Investors, Ltd.,
Lynnhaven Associates, Merrifields Apartments, Mount Regis Associates II,
Pasadena Office Park Associates, Prudential-Bache VMS Realty Associates
L.P. I, Scarlett Oaks Apartment Associates, Ltd., VMS Investors First-
Staged Equity L.P. II, Woodlawn Associates and Yorktown Towers
Associates.
or that a lender's failure to respond should constitute an implied consent (or
waiver of its right to consent), it is possible that one or more lenders might
seek to declare a default and attempt to foreclose on their respective
collateral if the transfer of general partnership interests to MAERIL were to
proceed without such lender's express consent. The substitution of MAERIL as
general partner of the Selected Syndicated Partnerships will transpire upon the
occurrence of certain events (including receiving certain of the above consents)
as specified in the Insignia Agreement.
Pursuant to the Insignia Letter of Intent, most of the Non-Hotel Syndicated
Partnerships retained (to the extent permitted under applicable mortgages and
other governing documents) Insignia affiliates to provide all management and
asset management services to such Non-Hotel Syndicated Partnership for the
maximum term permitted under the partnership agreement or other governing
documents of such Non-Hotel Syndicated Partnerships. However, pursuant to the
Insignia Agreement, Insignia terminated it and its affiliates' rights and
obligations to provide management services to the following Syndicated
Partnerships: Fort Lauderdale Office Park Associates, Garden City Plaza
Associates, Ltd., Jacksonville/Windsong Apartments Associates, Natick Village
Apartment Associates, Oak Brook International Office Center Associates,
Ramblewood Associates, 1600 Arch Investors Ltd., 1600 Arch Limited Partnership,
Valley View Associates, Valley View Associates II, Village Green - Townhome
Associates, Woodmere Associates, Ltd. In addition, an Insignia affiliate will
not provide management services with respect to Kendall Mall which was formerly
owned by VMS Investors First-Staged Equity L.P. II but was foreclosed upon after
execution of the Insignia Letter of Intent.
The Insignia Letter of Intent had contemplated that the Insignia affiliate
providing management services to the Syndicated Partnerships would retain SRA to
assist it in the provision of such management services; however, pursuant to the
Insignia Agreement, SRA has been retained to assist in the provision of
management services only to the Venture and will not be retained to provide such
services with respect to any of the other Syndicated Partnerships. In
particular, Insignia, SRA, and the Venture have reached an agreement under
which a subsidiary of Insignia is to become the asset manager of 17 apartment
complexes owned by the Venture throughout the country, for a total fee to
Insignia of $500,000 per year plus reimbursement of expenses of $200,000 per
year. As a matter of comparison, the Bankruptcy Court allowed claims of a
VMSRIL affiliate for $400,000 for asset management services for January 1993
through September 1993 (i.e., the date of the Venture's emergence from
bankruptcy and on which Insignia assumed responsibility as the Venture's asset
manager). The Venture has also entered into an agreement pursuant to which it
has retained another subsidiary of Insignia to perform property management
services (the "Property Management Services Agreement"). As consideration for
its performance of property management services pursuant to the Property
Management Services Agreement, the Insignia affiliate will receive a fee of 4%
of collected revenues on each property. As a matter of comparison, the
Venture's property management services prior to the effectiveness of the
Property Management Services Agreement were performed by three different
entities, none of which are affiliated with VMSRIL or Insignia. Harbour Realty
Advisors, Inc. ("Harbour") provided property management services with respect to
the Venture's non-HUD retained properties. For such services, Harbour received
a fee of 4.0% of the rents actually collected per month on such properties.
Republic Management Services, Inc. ("Republic") or FPI Management, Inc. ("FPI")
managed all of the Venture's other properties. Republic received a management
fee of 4% of effective gross income with respect to the properties it managed.
The management agreements with FPI provided for management fee payments of 3.5%
to 4.0% of effective gross income with respect to the properties it managed.
As required, the Venture obtained the consent of the FDIC, ContiTrade and HUD to
its entry into the Property Management Services Agreement. ContiTrade's consent
(the "CT Consent"), however, was conditioned upon an agreement by Insignia that
no payment, compensation or thing of value will be conveyed by Insignia to any
VMSRP Related Entity, including SRA, in connection with the payment of the
property management fee by the Venture. Pursuant to the CT Consent, although
Insignia is not permitted to pay SRA a percentage of the property management
fees it earns with respect to the venture's property as contemplated by the
Insignia Letter of Intent, Insignia was permitted to perform its other
obligations under the Insignia Letter of Intent; furthermore, Insignia is
authorized to pay SRA compensation for property management services actually
performed by SRA in a reasonable amount for such services based upon what an
unrelated third-party in the market place would receive for rendering similar
services. See "Insignia Transactions -- Compensation to VMSRIL Affiliate".
Purchase of EAB and Creditor Assets and Granting of Covenants not to Sue
Pursuant to the Insignia Letter of Intent, ISLP purchased for an aggregate price
paid to EAB of $1,500,000 all of the debt of VMSRIL (the "EAB Debt") and of
VMSRP to VMSRIL's single major creditor, EAB. Subsequently, VMSRIL conveyed to
ISLP in a transfer in lieu of foreclosure, all of the assets (the "EAB Assets")
securing the EAB Debt. The EAB Assets constituted all of the assets owned by
VMSRIL other than its rights to act as general partner of the Syndicated
Partnerships in which it is a general partner. In connection with this
conveyance, ISLP has covenanted (i) not to sue VMSRIL with respect to the EAB
Debt, (ii) to look exclusively to the EAB Assets for payment of the EAB Debt and
(iii) to repay (but only out of the proceeds realized from the EAB Assets
acquired by ISLP) loans made to VMSRIL, of which approximately $845,000 was
outstanding as of November 16, 1993 (including principal and unpaid interest).
These loans which were originally made to VMSRIL in 1992 by certain of its
principals to provide VMSRIL sufficient funds to permit it to meet its
obligations under the VMSRIL Agreement, were repaid in full by ISLP as of
December 31, 1993.
Upon exercise of an option granted SRA pursuant to the Insignia Letter of
Intent, SRA acquired from Insignia, without payment of separate consideration,
all of the EAB assets relating to the Syndicated Partnerships that own hotels.
Furthermore, the Insignia Agreement contemplates, as did the Insignia Letter of
Intent, that ISLP may seek to purchase certain assets (the "Creditor Assets")
conveyed to creditors of VMSRP pursuant to the Fifth Amendment to the CRA.
Following any such purchase, ISLP will (i) covenant not to sue VMSRP with
respect to debts associated with the Creditor Assets, and (ii) agree to look
exclusively to the beneficial interest of the applicable creditors in the
Creditor Assets for payment of such debts.
Indemnities Granted by Insignia
Pursuant to the Insignia Letter of Intent, Insignia granted an indemnity to each
of the individual partners of each of the VMS Principal Entities and each of
their partners (the "Indemnified Partners") with respect to the Non-Hotel
Syndicated Partnerships, including the Venture. Insignia agreed to indemnify
the Indemnified Partners for up to $500,000 of claims of creditors in connection
with (i) consummation of the transactions contemplated by the Insignia Letter of
Intent, (ii) the Indemnified Partners' roles as general partners of, and service
providers to, the Non-Hotel Syndicated Partnerships, and (iii) the EAB and
Creditor Assets. This indemnification obligation will be funded solely through
a cash reserve (the "Reserve") established by Insignia. The Reserve has been
funded with $333,333 and, pursuant to the Insignia Agreement, is to be funded
with an additional $166,667 upon the offering by VMSRIL or its affiliates to
cause the substitution of MAERIL for VMSRIL or such affiliate with
respect to 60% of the Selected Syndicated Partnerships. In the event that the
entire Reserve is not applied to the payment of Insignia indemnity obligations,
all of the remaining funds in the Reserve will be paid over to SRA.
Pursuant to the Insignia Agreement, Insignia also will indemnify the Indemnified
Partners against all claims in connection with certain prospective actions which
may be taken by Insignia, MAE, and/or MAERIL. The Reserve may not be used to
pay Insignia's obligations with respect to this indemnity.
Compensation to VMSRIL Affiliate
The Insignia Letter of Intent also provided for certain business relationships
between Insignia (and its affiliates) and SRA. Pursuant to the Insignia Letter
of Intent, SRA was to perform certain services (the "Services") for Insignia and
its affiliates including:
(i) assisting Insignia and its affiliates in minimizing
their indemnity obligation under the Letter of Intent;
(ii) maximizing the return on ISLP's investment in the EAB
and Creditor Assets; and
(iii) assisting (a) Insignia or its affiliates in connection with
the management and asset management of properties owned by the
Non-Hotel Syndicated Partnerships and (b) MAERIL or its
affiliates in fulfillment of their obligations as substitute
general partners.
As discussed below under the Insignia Agreement, SRA's right to provide the
services and receive compensation therefore was bought-out by Insignia and SRA
will not provide the services other than provision of asset management services
to The Venture.
For its provision of the Services, SRA was to receive a variety of forms of
compensation, including a right to acquire a 48.5% limited partnership interest
in ISLP for nominal consideration. SRA exercised this right on May 24, 1994,
but, pursuant to the Insignia Agreement, subsequently revoked such exercise, and
relinquished such right. Prior to its exercise of this right, SRA also received
48.5% of all amounts realized from the EAB Assets and the other assets purchased
by ISLP pursuant to the Insignia Letter of Intent, net of certain specified
deductions; such right to receive such payments was not revived, however,
following SRA's revocation of the exercise of its acquisition right. The
payments to SRA prior to its exercise of its acquisition right totalled $17,135.
As further consideration, to the extent Insignia became the property manager or
asset manager for Non-Hotel Syndicated Partnerships and retained SRA to assist
it, Insignia was to pay SRA the SRA Management Fee consisting of (a) 28% of the
management and asset management fees paid to Insignia affiliates by the Non-
Hotel Syndicated Partnerships and (b) 28% of all net income received by MAERIL
(including all fees and distributions) as a result of its acting as general
partner of the Non-Hotel Syndicated Partnerships. With certain exceptions, the
obligations of Insignia pursuant to the Insignia Letter of Intent were to be
secured.
Although Insignia and MAE desired to have MAERIL substituted as the general
partner of the Selected Syndicated Partnerships, Insignia, MAE and ISLP
determined that they did not require SRA's management and related services on a
long-term basis. Accordingly, the Insignia Agreement effects, among other
things, a buyout by Insignia of SRA's rights to provide the Services and to
receive the compensation therefore discussed above. Pursuant to the Insignia
Agreement, SRA's right to provide the Services was terminated, except that SRA
is required to assist Insignia in performing asset management services for the
Venture but none of the other Syndicated Partnerships. Furthermore, Insignia
and SRA acknowledged that they no longer contemplate seeking to maintain any
future or ongoing mutual business relationships (although such relationships had
been contemplated by the Insignia Letter of Intent). Additionally, SRA will be
owed no further fees or obligations pursuant to the Insignia Letter of Intent or
on account of services it has provided or will provide, but in lieu thereof will
receive the following:
(a) $500,000 on closing;
(b) $100,000 on both of the first and second anniversaries of
closing;
(c) $226,250 each calendar quarter for 6 years commencing in the
calendar quarter beginning in July of 1994;
(d) 28% of all fees and other payments received by (i) Insignia or
its affiliates for the provision of management services to
Boca West Center Associates, ltd. and (ii) MAERIL in its
capacity of substitute general partner of such Syndicated
Partnership or otherwise related to such Syndicated
Partnership;
(e) the first $1.2 million of all net proceeds ("Net Proceeds") in
excess of the Calculation Amount3 derived by Insignia or ISLP
from the sale of Creditor Assets and EAB Assets; and
(f) 50% of Net Proceeds in excess of the sum of (i) the
Calculation Amount plus (ii) $1.2 million.
The payments pursuant to Clauses (a), (b), (e) and (f) of this paragraph are
referred to herein as the "Aggregate Payments." All of the obligations
specified in clauses (a) through (f) will be secured by a security interest in
Insignia's 48.5% limited partnership interest in ISLP and Insignia's economic
rights (but not obligations) pursuant to each of the property and asset
management agreements between Insignia or its affiliates and the Non-Hotel
Syndicated Partnerships. In order to further secure payment of such
obligations, Insignia and MAERIL agreed that at such time and from time to time
as MAERIL becomes substitute general partner of a Selected Syndicated
Partnership, at the election of SRA either (i) Insignia and/or its affiliates
owning 100% of the stock of MAERIL shall pledge such stock to SRA or (ii) MAERIL
shall pledge to SRA 100% of its economic rights and entitlements of every kind
and nature (but not obligations) as general partner of each of the Selected
Syndicated Partnerships, including, but not limited to, rights to general
partner distributions and fees.
In addition, pursuant to the Insignia Agreement, Insignia and its affiliates
granted SRA a right of first refusal with respect to any proposed future sale by
Insignia of EAB Assets and Creditor Assets to which Insignia or ISLP takes title
by foreclosure, deed-in-lieu of foreclosure or otherwise.
The consideration to be received by SRA pursuant to the Insignia Agreement,
however, is limited by the terms of the Plan of Reorganization of the Venture
and the CT Consent. The Plan, as modified by subsequent orders4, provides that
subject to the exceptions set forth in the next two sentences, none of Insignia,
its affiliates, any VMSRP Related Party, any person who is a partner in or in
control of Insignia, nor any affiliate of any of the foregoing, may receive,
directly or indirectly, any payments or other compensation relating to the
Venture or its business except with respect to asset management functions or
payments on account of the Stout Claim pursuant to the Plan and VMSRP's
prefiling and administrative claims against the Venture. The Plan further
provides that no VMSRP Related Party is to receive compensation for services
related to the Venture without the prior written consent of ContiTrade.
However, the Plan does permit Insignia or any wholly-owned subsidiary of
3 The Calculation Amount is equal to (x) $3.4 million plus (y) the
aggregate cost of each of the Creditor Assets acquired by ISLP
(including interest at a rate of 4% over Citibank's base rate from the
date of acquisition of each of the respective Creditor Assets) plus (z)
the sum of any amounts previously received by Insignia in repayment of
its loan to ISLP to acquire the EAB Assets and the Creditor Assets, or
by ISLP as proceeds of the sale, refinancing or disposition of any EAB
Assets or Creditor Assets, which Insignia or ISLP has been required to
disgorge by reason of a valid claim thereto asserted by an unaffiliated
third party.
4 The Plan was modified by the Order Re Documents to Be Delivered under
Second Amended and Restated Plan of Reorganization and Approving
Modification of Plan (the "Modification Order"), which was entered by
the Bankruptcy Court on October 6, 1993. The Modification Order
incorporates by reference the Revised Restructured Amended and Restated
Asset Management Agreement with Insignia Financial Group, Inc. (the
"Insignia Asset Management Agreement"), by and between the Venture and
Insignia.
Insignia to receive property management fees for management of the Venture's
properties by Insignia or its subsidiary if Insignia or such subsidiary is
approved pursuant to the Plan as a property manager and actually becomes a
property manager of one or more of the Venture's properties. In addition, the
Plan expressly authorizes Insignia to pay to VMSRP not more than 28% of
Insignia's asset management fee and 28% of any fees Insignia receives for the
provision of property management services to the Venture. In light of the
foregoing restrictions and to permit SRA to provide property management services
to Insignia with respect to the Venture's properties, SRA obtained ContiTrade's
consent, pursuant to the CT Consent, to receive market rate compensation for
property management services actually performed by SRA, and/or such other
compensation to which ContiTrade in the future may consent.
Settlement Agreement Proxies
Under the terms of the Settlement Agreement (defined below), the holders of
approximately 98% of the limited partnership interests in the Partnerships have
given proxies to consent to an amendment of the partnership agreement of the
Partnership permitting withdrawal of a general partner of the partnership and
substitution of a replacement general partner if the withdrawing general partner
reasonably determines that (x) the proposed withdrawal will not result in the
reclassification of such Partnership as an association taxable as a corporation
for Federal income tax purposes; and (y) any proposed substitute general partner
has experience in real estate management and is reasonably capitalized to carry
out its duties and obligations as general partner. Similar proxies have been
used to facilitate the substitution of MAERIL as general partner in each of the
Selected Syndicated Partnerships of which MAERIL has become the substitute
general partner.
Disposition of Properties
Certain of the Syndicated Partnerships have entered into a contract to sell
certain real estate assets. In addition, there are preliminary discussions and
negotiations with third parties regarding the sale of assets owned by certain
Syndicated Partnerships. There can be no assurance as to whether any such
negotiations, letters of intent or contracts will result in the contemplated
sales transactions. In addition, there can be no assurance as to the amount of
net proceeds which may result from any one or all of such contemplated
transactions. Since the CRA was entered into, Syndicated Partnerships have
consummated a number of property dispositions involving sales, foreclosures, or
deeds in lieu of foreclosure.
In the case of those Syndicated Partnerships, including the Partnerships,
covered by the Settlement Agreement, the disposition of properties owned by said
partnerships is subject to the review of the Oversight Committee (as such term
is defined in the Settlement Agreement). To date, of approximately 13 proposed
property dispositions submitted to the Oversight Committee for approval, only
two have been challenged by a member of the Oversight Committee. A proposed
sale of the property owned by Lynnhaven Associates was challenged by Equity
Resources Group, a former member of the Oversight Committee as to only those
Settling Limited Partnerships in which it is a limited partner, including
Lynnhaven Associates. Judge Zagel of the United States District Court for the
Northern District of Illinois approved the sale of the Lynnhaven property over
the objection of Equity Resources Group, in accordance with the terms of the
Settlement Agreement. Equity Resources Group then appealed Judge Zagel's
decision, which was subsequently affirmed by the United States Court of Appeals
for the Seventh Circuit. The Oversight Committee also objected to a proposed
transaction in which the mortgage loan on two office buildings owned by Eaton
Canyon Partners was to be restructured. As a result of the objection, the
restructuring was abandoned and the properties were foreclosed.
Inspector General Audit
The Office of the Inspector General (OIG) for the Department of Housing and
Urban Development (HUD) has completed an audit of the books and records of VMS
Realty Management, Inc. relative to seven HUD projects which VMS Realty
Management, Inc. managed from 1987 to 1991, the years which were the subject of
the OIG audit. The OIG concluded that VMS Realty Management, Inc. did not
comply with the terms and conditions for the HUD Regulatory Agreements and
applicable HUD regulations and instructions relating to the financial and
general management practices for six of the seven HUD projects reviewed.
Specifically, the OIG audit concluded that VMS Realty Management, Inc.
inappropriately disbursed $6,366,180 from the projects' funds for partnership
expenses from 1987 to 1991 when the projects were in a non-surplus cash position
or lacked adequate surplus cash for the payments as the term "surplus cash" is
defined pursuant to the HUD Regulatory Agreements. $735,345 of the $6,366,180
which the OIG has concluded to have been inappropriately disbursed in payment of
partnership obligations relates to projects in which the Venture is a partner.
These inappropriate disbursements included payments for second mortgages, asset
management fees, notes payable and other partnership expenses.
The OIG's Audit Report to HUD recommends that (1) the projects' owners reimburse
$6,366,180 to the projects' accounts for the excess distributions and if the
owners fail to comply, then HUD should initiate action for double damages
remedy, (2) take action to debar VMS Realty Management, Inc. and the individuals
which comprise it, and (3) require the appropriate HUD Regional/Field Offices to
conduct reviews of the 13 remaining HUD projects which VMS Realty Management,
Inc. previously managed which were not the subject of the OIG audit.
Two of the six HUD projects which were the subject of the OIG audit have been
settled with HUD. These two projects account for $1,854,657 of the entire
$6,366,180 of inappropriate disbursements. Three of the remaining four HUD
projects which were the subject of the OIG audit have surplus cash at December
31, 1995, in excess of the amounts which the OIG has concluded were
inappropriately disbursed between 1987 and 1991, and HUD has tentatively agreed
to accept a current financial statement verifying the surplus cash amounts in
full settlement for these four projects. These three projects with sufficient
current surplus cash represent $4,378,779 of the entire $6,366,180 inappropriate
disbursements but do not include the HUD project owned by this venture. At the
present time, no settlement has been reached between HUD and the projects'
owners for the one other HUD project which the OIG has found to have made
inappropriate disbursements. The maximum amount of this inappropriate
disbursement totals $132,744, which relates to a project in which the Venture is
a partner.
Insignia and MAE
Insignia is a publicly held fully integrated real estate service organization
performing property management, asset management, investor services, partnership
administration, mortgage banking, and real estate investment banking services
for various ownership entities, including approximately 1,000 limited
partnerships having approximately 400,000 limited partners. Based upon
published industry surveys, Insignia is the largest manager of multifamily
residential properties in the United States and is a significant manager of
commercial property. Insignia commenced operations in December 1990 and since
then has grown to provide property and/or asset management services for over
2,400 properties, which include approximately 300,000 residential units and
approximately 64,000,000 square feet of commercial space, located in over 500
cities in 48 states.
A primary method of growth for Insignia has been by acquiring, directly or
through related entities (principally MAE), controlling positions in general
partners of real estate limited partnerships. Many of the sellers of such
assets, and in some cases the partnerships which own the properties, were
financially distressed, but the partnerships own properties that Insignia in
most cases believes to be fundamentally sound. Following each acquisition,
Insignia takes steps to enhance the value and stability of the acquired
properties, including a thorough analysis of each property's operations,
develops a detailed marketing strategy, and, when appropriate, develops a
program for restructuring its indebtedness. Insignia or MAE has, where
consistent with its fiduciary obligations to the property owner, caused the
controlled entity to retain Insignia to provide property management and other
services for the property, and will continue to do so in the future.
Insignia's services include property management, providing all of the day-to-day
services necessary to operate a property, whether residential or commercial;
asset management, including long-term financial planning, monitoring and
implementing capital improvement plans, and development and execution of
refinancings and dispositions; maintenance and construction services; marketing
and advertising; investor reporting and accounting, including preparation of
quarterly reports and annual K-1 tax reporting forms for limited partners as
well as regular reporting under the Securities Exchange Act of 1934 where
applicable; investment banking, including assistance in workouts and
restructurings, mergers and acquisitions, and debt and equity securitizations;
and mortgage banking and real estate brokerage.
In addition, Insignia is the exclusive mortgage marketing advisor for Prudential
Insurance Company of America's PruExpress program in the Southeast and Mid-
Atlantic areas of the United States, originating loans typically in the
$2,000,000 to $15,000,000 range for investment-grade income-producing real
estate.
Insignia's senior residential property management personnel have an average of
over 15 years of experience in property management with a broad range of types
of properties throughout the United States. Many of Insignia's most experienced
managers joined Insignia in connection with certain of its acquisitions.
Insignia believes that its management expertise and state-of-the-art computer
and communications systems allow it to offer its customized services efficiently
and at a cost to Insignia which permits it to be competitive with other real
estate management service companies.
Insignia and its affiliates have acquired control of or management rights to 29
significant portfolios of properties since 1990.
Insignia was incorporated in Delaware in July 1990. Insignia's principal
executive offices are located at One Insignia Financial Plaza, P.O. Box 1089,
Greenville, South Carolina 29602, telephone number (864) 239-1000.
Originally, MAE was formed to be the principal vehicle for acquiring interests
in real property that would be managed or serviced by Insignia. MAE, directly
or through subsidiaries, holds general partnership interests in approximately
400 partnerships, all of which have retained Insignia as manager for all or
certain aspects of their operations. MAE has no other material assets and has
no material cash flow. MAE has various liabilities associated with prior
acquisitions, certain of which have been guaranteed or are joint obligations
with Insignia or one or more of its subsidiaries. MAE and Insignia have entered
into an agreement governing the structuring of future acquisitions.
Insignia holds a 19.13% limited partnership interest in MAE. Andrew L. Farkas,
the Chairman of the Board and Chief Executive Officer of Insignia, owns the
general partner of MAE, which has a 1% partnership interest. In addition, a 3%
limited partnership interest in MAE is owned by five officers and one employee
of Insignia. Although the general partner may not assign its interest in MAE
without the consent of holders of a majority in interest of the limited
partners' interests, there are no restrictions on Mr. Farkas' ability to sell
such general partner. Insignia may not transfer its limited partnership
interest in MAE without the consent of the general partner of MAE. The general
partner has complete authority over the management of MAE and its assets,
provided that, except in connection with acquisitions, the general partner may
not cause MAE to sell all or a substantial portion of its assets without the
consent of holders of a majority in interest of the limited partners' interests.
The limited partners, including Insignia, have no other rights with regard to
the business or operations of MAE.
MAERIL is a Delaware corporation, formed in March 1994 for the purpose of
serving as general partner of the Partnerships and certain of the other
Syndicated Partnerships. MAE GP Corporation is the sole stockholder of MAERIL
and MAE is the sole stockholder of MAE GP Corporation.
Other Information
On October 21, 1993, an affiliate of Prudential-Bache Properties ("PBP"),
Prudential Securities Incorporated ("PSI"), settled, without admitting or
denying the allegations contained therein, civil and administrative proceedings
with the Securities and Exchange Commission, the National Association of
Securities Dealers, Inc., and various state regulators. These proceedings
concerned, among other things, the sale by PSI of limited partnership interests,
including interests of the Partnerships, during the period of 1980 through 1990.
The settlement has no impact on the Partnerships themselves.
Recent Developments - the Venture
PETITION FOR RELIEF UNDER CHAPTER 11
On February 22, 1991, VMS National Properties Joint Venture filed for Chapter 11
bankruptcy protection in the United States Bankruptcy Court in the Central
District of California. The initial filing included only the residential
apartment complexes directly owned by VMS National Properties Joint Venture
(entities included in the filing hereinafter referred to collectively as the
Debtor) and excluded the 10 Subpartnerships, consisting of 10 residential
apartment complexes encumbered by financing insured or held by the Department of
Housing and Urban Development, and the investing limited partnerships, VMS
National Residential Portfolio I and VMS National Residential Portfolio II (see
"Note 4" of the Notes to Combined Financial Statements).
The Venture's Plan of Reorganization was confirmed by the Court in March 1993
and the Plan became effective September 30, 1993.
The primary aspects of the Venture's Second Amended and Restated Plan of
Reorganization, which became effective September 30, 1993 ("Effective Date"),
included the following:
a. The Venture retained 17 properties from the existing portfolio (the
"retained properties"), and abandoned title of the remaining properties to
the Federal Deposit Insurance Corporation (the "FDIC"). The retained
properties consist of one HUD property and sixteen non-HUD properties.
b. The Venture restructured the existing senior lien debt obligations on the
retained properties (except for one of the retained properties which has a
first mortgage lien insured by the Department of Housing and Urban
Development and two of the retained properties which have senior liens
formerly payable to the FDIC, as successor to Beverly Hills Mortgage
Corporation, "BH") to provide for an interest rate of 8.75% per annum
effective as of the first day of the month of the Effective Date with
payments based on a 30 year amortization commencing on the first monthly
payment due thereafter and a maturity date of January 15, 2000.
The senior lien collateralized by HUD on one of the retained properties
was not modified, and the senior liens formerly held by the FDIC were
modified to accrue at 9% per annum effective as of the first day of the
month of the Effective Date with monthly payments of interest only made at
7% per annum commencing with the first monthly payment due thereafter on
the FDIC value, as defined in "c" below.
c. As it pertains to the existing BH junior mortgages on the retained
properties, the FDIC reduced its claim on two of the properties to
$300,000 per property evidenced by a non-interest bearing note scheduled
to mature January 15, 2000, and has left in place liens for the full
amount of its claims at the petition date for all other retained
properties. Interest on the former FDIC loans for these retained
properties accrue at 10% per annum on the FDIC value (total property value
per the FDIC's June 1992 valuations less the property's senior lien
indebtedness) commencing as of the first day of the month of the Effective
Date and monthly payments of interest only at 7% per annum on the FDIC
value will commence with the first monthly payment due thereafter. (The
retained property governed by HUD Regulatory Agreements is to make
payments of interest only following the approval by HUD of the Surplus
Cash calculation.) On October 28, 1995, the FDIC sold all of the debt it
held related to the retained properties to BlackRock Capital Finance, L.P.
The debt amounts and terms were not modified.
d. The Venture allocated $13,500,000 from the excess Limited Partner
contributions ("Partnership Cash") to (1) satisfy unsecured prepetition
creditor claims of approximately $6,000,000 including the nonaffiliated
note payable to Security Pacific National Bank, trade creditors, and
property taxes on the retained properties; (2) provide for allowed and
unclassified administrative claims of approximately $1,700,000; and (3)
reserve the balance of these funds of approximately $5,800,000 to make
capital improvements at the retained properties. This capital improvement
reserve was exhausted during 1995.
e. The VMS/Stout Joint Venture was granted an allowed claim in the amount of
$49,534,819 for the Assignment and Long-Term Loan Arrangement Notes
payable to them by the Venture (see "Note 8" of the Notes to Combined
Financial Statements). Payments totalling $3,475,000 in conjunction with
this allowed claim were made to the nonaffiliated members of the VMS/Stout
Joint Venture on October 7, 1993. The Venture also executed a $4,000,000
promissory note dated September 1, 1993, to ContiTrade Services
Corporation (the ContiTrade Note) in connection with these allowed note
claims. The ContiTrade Note represents a prioritization of payments to
ContiTrade of the first $4,000,000 in repayments made under the existing
Assignment and Long-Term Loan Arrangement Notes payable to the VMS/Stout
Joint Venture, and does not represent an additional $4,000,000 claim
payable to ContiTrade. In addition to prioritizing ContiTrade's receipt
of the first $4,000,000 in repayments on the old notes, the ContiTrade
Note provides for 5% noncompounding interest on the outstanding principal
balance calculated daily on the basis of a 360 day year. The ContiTrade
Note is secured by a Deed of Trust, Assignment of Rents and Security
Agreement on each of the Venture's retained properties, and provides
ContiTrade with other approval rights as to the ongoing operations of the
Venture's retained properties. The ContiTrade Note matures January 15,
2000.
f. The Venture entered into a Revised Restructured Amended and Restated Asset
Management Agreement (the Revised Asset Management Agreement) with
Insignia. Effective October 1, 1993, Insignia took over the asset
management of the Venture's retained properties and partnership functions.
The Revised Asset Management Agreement provides for an annual compensation
of $500,000 to be paid to Insignia in equal monthly installments. In
addition, Insignia will receive reimbursement for all out-of-pocket costs
incurred in connection with their services up to $200,000 per calendar
year. These service fees are to be paid from the available operating cash
flow of the Venture's retained complexes after the payment of operating
expenses and priority reserve fundings for insurance, real estate and
personal property taxes, senior mortgage payments, minimum interest
payment requirements on the former FDIC mortgages, and any debt service
and principal payments currently due on any liens or encumbrances senior
to the ContiTrade Deeds of Trust. If insufficient operating cash flow
exists after the funding of these items, the balance of Insignia's service
fees may be paid from available partnership cash sources. Additionally,
the service fee payable to Insignia will be reduced proportionately for
each of the Venture's retained complexes which are sold or otherwise
disposed of from time to time. The Venture engaged Insignia to commence
property management of all of the Venture's retained complexes effective
January 1, 1994.
EXTRAORDINARY GAIN ON EXTINGUISHMENT OF DEBT
The Combined Statement of Operations for the years ended December 31, 1995,
1994, and 1993 includes the effects of the foreclosures of the following 5, 4,
and 19 of the Venture's properties, respectively:
1995 1994 1993
The Winery Broad Meadows Beach Villas Redlands Northview
Venetian Bridges - Canal Court Courts of Harford The Bunkhouse Silver Oaks-Oceanside
Venetian Bridges - Grand Canal I Edgewater I Casa Madrid Silver Oaks-Poway
Venetian Bridges - Grand Canal II Edgewater II Gramercy Tabour Square-Thomas Mall
Pacific Hacienda Gulfway Provincial Vermejo Park
Merrimac Woods Villa Sierra
Northbrook Vista Via I & III
Pepper North Willow Lakes
Pepper South-Silver Woodglen
Oaks-Goldcoast Woodlake
As a result of these foreclosures, the following liabilities and assets were
written off:
1995 1994 1993
Mortgage Principal Payable $ 22,073,873 $ 23,319,976 $ 127,254,212
Accrued Interest Payable 25,636,250 16,489,517 50,563,155
Other (644,941) (368,417) (115,407)
Investment in Properties (23,453,223) (22,857,797) (129,722,640)
Accumulated depreciation 10,985,570 10,834,945 53,641,232
Extraordinary Gain $ 34,597,529 $ 27,418,224 $ 101,620,552
Additionally, as a result of the implementation of the Venture's Plan of
Reorganization, certain liabilities compromised by the Plan were adjusted to the
present value of amounts to be paid determined at appropriate current interest
rates. As a result, the Venture realized a gain on extinguishment of debt on
the retained complexes at December 31, 1993, as follows:
FDIC mortgages $ 9,972,239
Accrued interest on FDIC mortgages 55,215,496
Notes payable 21,491,232
Other 2,893,882
89,572,849
Less portion of gain deferred (54,052,737)
Gain realized $ 35,520,112
Pursuant to the Plan, the mortgages held by the FDIC were modified effective
September 30, 1993. For 15 of the 17 retained properties, the face value of the
note was restated to the Agreed Valuation Amount. Under the terms of the
restated notes, the FDIC may reinstate the full claim which was in place at the
petition filing date upon the default of any note. The restated notes are
cross-collateralized; however, they are not cross-defaulted. As a result, the
Venture has deferred $54,052,737 of this extraordinary gain on extinguishment of
debt. On October 28, 1995, the FDIC sold all of the debt it held related to the
retained properties to BlackRock Capital Finance, L.P. The debt amounts and
terms were not modified.
Item 2. Description of Properties
The following table sets forth the Registrant's investments in properties:
Date of
Property Purchase Use
Buena Vista Apartments
Pasadena, CA (a) 10/26/84 Apartments - 92 Units
Casa de Monterey
Norwalk, CA (a) 10/26/84 Apartments - 144 Units
Crosswood Park
Citrus Heights, CA (a) 12/05/84 Apartments - 180 Units
Mt. View Apartments
San Dimas, CA (a) 10/26/84 Apartments - 168 Units
Pathfinder
Fremont, CA (a) 10/26/84 Apartments - 246 Units
Scotchollow
San Mateo, CA (a) 10/26/84 Apartments - 418 Units
Sierra Gardens Apartments
Riverside, CA (b) 12/05/84 Apartments - 72 Units
The Bluffs
Milwaukie, OR (a) 10/26/84 Apartments - 137 Units
Bellevue Towers
Memphis, TN (a) 10/26/84 Apartments - 118 Units
Vista Village Apartments
El Paso, TX (a) 10/26/84 Apartments - 220 Units
Chapelle Le Grande
Merrillville, IN (a) 12/05/84 Apartments - 105 Units
North Park Apartments
Evansville, In (a) 11/14/84 Apartments - 284 Units
Shadowood Apartments
Monroe, LA (a) 11/14/84 Apartments - 120 Units
Date of
Property Purchase Use
Towers of Westchester Park
College Park, MD (a) 10/26/84 Apartments - 303 Units
Terrace Gardens
Omaha, NE (a) 10/26/84 Apartments - 126 Units
Carlisle Square
Albuquerque, NM (a) 10/26/84 Apartments - 100 Units
Weatheridge Apartments
Camillus, NY (b) 12/05/84 Apartments - 144 Units
Watergate Apartments
Little Rock, AR (a) 10/26/84 Apartments - 140 Units
Forest Ridge Apartments
Flagstaff, AZ (a) 10/26/84 Apartments - 278 Units
In the opinion of the Managing General Partner, each of the properties is
adequately covered by insurance.
Each property above is encumbered by various debt. For additional information
regarding the encumbrances and carrying value of the above properties, see
accompanying Schedule of Properties and Schedule of Mortgages and "Note 7" of
the combined financial statements.
(a) Represents property to be retained pursuant to the Plan.
(b) Represents property to be abandoned pursuant to the Plan.
Schedule of Properties:
Gross
Carrying Accumulated Federal
Property Value Depreciation Tax Basis
Buena Vista Apartments $ 5,796,466 $ 2,614,947 $ 2,078,783
Casa de Monterey 7,620,536 3,520,815 2,720,305
Crosswood Park 8,476,260 4,077,045 4,299,005
Mt. View Apartments 10,520,718 4,430,480 3,702,826
Pathfinder 14,835,484 6,761,051 6,568,649
Scotchollow 27,339,037 12,394,229 10,326,398
Sierra Gardens Apartments 3,087,086 1,298,405 1,274,709
The Bluffs 4,224,584 2,083,427 1,317,219
Bellevue Towers 3,704,702 2,141,666 1,746,747
Vista Village Apartments 6,451,243 2,769,495 2,520,505
Chapelle Le Grande 4,548,309 2,172,780 1,537,262
North Park Apartments 10,062,060 4,795,789 3,460,594
Shadowood Apartments 4,103,366 1,962,722 1,436,231
Towers of Westchester Park 15,680,903 7,822,291 4,943,072
Terrace Gardens 5,389,874 2,543,855 1,907,915
Carlisle Square 3,862,984 1,604,624 1,717,206
Weatheridge Apartments 4,542,691 2,243,649 1,667,135
Watergate Apartments 6,814,868 3,168,739 2,422,451
Forest Ridge Apartments 8,379,111 3,813,172 3,149,339
$155,440,282 $72,219,181 $58,796,351
Depreciation is computed using the following methods and estimated useful
lives:
GAAP BASIS TAX BASIS
Lives Lives
Method (Years) Method (Years)
Buildings and
improvements Straight-line 25 to 29 175% declining 18/19
balance (ACRS)
Straight-line 27.5
(Modified ACRS)
Personal Property 150% declining 5 150% declining 5
balance balance (ACRS)
200% declining 7 200% declining 7
balance balance (Modified
ACRS)
150% declining 15 150% declining 15
balance balance (Modified
ACRS)
Schedule of Mortgages:
Principal Principal
Balance At Balance
December 31, Imputed Interest Period Maturity Due At
Property 1995 Interest (A) Rate Amortized Date Maturity
Buena Vista Apartments (L)
1st mortgage $ 7,000,000 (F) -- 01/00 $ 7,000,000
Casa de Monterey (L)
1st mortgage 878,530 8.75% 30 years 01/00(D) 841,837
2nd mortgage 6,449,978 (G) -- 01/00 6,449,978
Crosswood Park (L)
1st mortgage 4,308,655 1,589,744 7.50% 40 years 05/18(E) (C)
2nd mortgage 2,467,757 (G) (H) -- 01/00 2,467,757
Mt. View Apartments (L)
1st mortgage 10,165,000 (F) -- 01/00 10,165,000
Pathfinder (L)
1st mortgage 1,235,753 8.75% 30 years 01/00(D) 1,184,140
2nd mortgage 11,170,128 (G) -- 01/00 11,170,128
Scotchollow (L)
1st mortgage 3,290,506 8.75% 30 years 01/00(D) 3,153,075
2nd mortgage 22,425,548 (G) -- 01/00 22,425,548
Sierra Gardens Apartments (K)
1st mortgage 1,547,091 557,710 7.50% 40 years 08/19 (B) (C)
2nd mortgage 1,538,827 (J) -- 12/99 (B)
The Bluffs (L)
1st mortgage 621,747 8.75% 30 years 01/00(D) 595,779
2nd mortgage 446,855 8.75% 30 years 01/00(D) 428,192
3rd mortgage 3,005,949 (G) -- 01/00 3,005,949
Bellevue Towers (L)
1st mortgage 646,216 8.75% 30 years 01/00(D) 619,225
2nd mortgage 300,000 (I) -- 01/00 300,000
Principal Principal
Balance At Balance
December 31, Imputed Interest Period Maturity Due At
Property 1995 Interest (A) Rate Amortized Date Maturity
Vista Village Apartments (L)
1st mortgage 1,947,454 8.75% 30 years 01/00(D) 1,866,117
2nd mortgage 1,791,891 (G) -- 01/00 1,791,891
Chapelle Le Grande (L)
1st mortgage 1,218,057 8.75% 30 years 01/00(D) 1,167,185
2nd mortgage 2,243,683 (G) -- 01/00 2,243,683
North Park Apartments (L)
1st mortgage-1st phase 114,082 8.75% 30 years 01/00(D) 109,317
2nd phase 472,209 8.75% 30 years 01/00(D) 452,487
3rd phase 843,354 8.75% 30 years 01/00(D) 812,112
4th phase 424,462 8.75% 30 years 01/00(D) 406,734
2nd mortgage 4,582,351 (G) -- 01/00 4,582,351
Shadowood Apartments (L)
1st mortgage 1,237,012 8.75% 30 years 01/00(D) 1,185,348
2nd mortgage 1,058,831 (G) -- 01/00 1,058,831
Towers of Westchester Park (L)
1st mortgage 2,579,825 8.75% 30 years 01/00(D) 2,472,078
2nd mortgage 14,438,833 (G) -- 01/00 14,438,833
Terrace Gardens (L)
1st mortgage 2,277,831 8.75% 30 years 01/00(D) 2,182,696
2nd mortgage 1,514,838 (G) -- 01/00 1,514,838
Carlisle Square (L)
1st mortgage 1,115,201 8.75% 30 years 01/00(D) 1,068,624
2nd mortgage 300,000 (I) -- 01/00 300,000
Weatheridge Apartments (K)
1st mortgage 2,267,510 757,096 7.75% 37 years 05/15 (B) (C)
2nd mortgage 2,239,405 (J) -- 12/99 (B)
Principal Principal
Balance At Balance
December 31, Imputed Interest Period Maturity Due At
Property 1995 Interest (A) Rate Amortized Date Maturity
Watergate Apartments (L)
1st mortgage 2,206,910 8.75% 30 years 01/00(D) 2,114,737
2nd mortgage 1,156,767 (G) -- 01/00 1,156,767
Forest Ridge Apartments (L)
1st mortgage 2,148,946 8.75% 30 years 01/00(D) 2,059,194
2nd mortgage 2,220,533 8.75% 30 years 01/00(D) 2,127,791
3rd mortgage 3,128,583 (G) -- 01/00 3,128,583
Total $131,027,108 $2,904,550 $118,046,805
(A) Imputed interest represents the difference between the face value of
assumed mortgage loans and the current market value of these obligations
as determined by the 14% mortgage rate received from the Beverly Hills
Mortgage Corporation at the dates of purchase. The book value of the
real estate to which the debt relates was adjusted by this difference.
Imputed interest is being amortized over the remaining lives of the
related mortgage loans, using the effective interest method. This
amortization amounted to $198,859 in 1995, $305,984 in 1994, $327,801 in
1993, and was included in mortgage interest expense for the respective
year.
(B) Three of the properties held at December 31, 1995, are encumbered by
first mortgage financing insured or held by HUD. One of the three
lenders has declared their HUD insured loan to be in default and has
elected to assign their mortgage to HUD Secretary for collection. The
second mortgages held by the FDIC are also in default.
(C) At maturity, the principal balance will be fully amortized.
(D) Pursuant to the terms of the Venture's Plan, the senior mortgages on the
Venture's non-HUD retained properties were modified effective September
1, 1993 (see "Note 5" of the combined financial statements). The
modified senior mortgages provide for an interest rate of 8.75% per
annum and a maturity date of January 15, 2000. Payments are based on a
thirty-year amortization.
(E) The senior mortgage on the Venture's HUD retained property, which is
insured by HUD, was not modified.
(F) The senior liens formerly held by the FDIC on two of the Venture's non-
HUD retained properties were modified effective September 1, 1993, to
accrue at 9% with monthly payments commencing October 1, 1993, of
interest only at 7% on the restated FDIC notes' Agreed Valuation Amount,
as defined (See "Note 5" of the combined financial statements). The
difference between the 9% interest accrual rate and the 7% minimum
interest rate shall accrue, but not be added to principal, and bear
interest at the 9% note rate from and after the due date of each
payment, compounded monthly. All unpaid principal and accrued interest
is due in full on the January 15, 2000, maturity date.
(G) The junior liens formerly held by the FDIC on the Venture's non-HUD
retained properties were modified effective September 1, 1993 to accrue
at 10% with monthly payments commencing October 1, 1993, of interest
only at 7% on the restated FDIC notes' Agreed Valuation Amount as
defined (see "Note 5" of the combined financial statements). The
difference between the 10% interest accrual rate and the 7% minimum
interest rate shall accrue, but not be added to principal, and bear
interest at the 10% note rate from and after the due date of each
payment, compounded monthly. All unpaid principal and accrued interest
is due in full on the January 15, 2000, maturity date.
(H) The retained property governed by HUD Regulatory Agreements will make
payments of interest only at 7% each April 1st following HUD's approval
of Surplus Cash Calculations prepared each December 31st.
(I) The junior lien mortgages on the Venture's retained properties formerly
held by the FDIC were modified effective September 1, 1993, and mature
January 15, 2000. At the modification date, the FDIC reduced its claim
on two of the non-HUD retained properties to $300,000 per property
evidenced by a non-interest bearing note.
(J) The interest rate terms for FDIC loans on non-retained properties were
not modified and are as follows:
Accrual Rate Pay Rate
14.5% through 1994 11.6271% through 2000
The accrual rate after 1994 through 2000 is the lesser of 15.5% or the
weekly average yield on United States Treasury Securities, as defined,
plus 2.75%. Interest payments may be made at a rate less than the pay
rate of the loan, depending upon the amount of cash flow at each
property. Any unpaid interest shall accrue, but not be added to
principal, and bear interest from and after the due date of the payment,
compounded semiannually. After the fifth year, through maturity,
payments of principal and interest are due based on a thirty year
amortization schedule at an interest rate of 11.6271%, with a balloon
payment due at maturity; however, if the property does not generate
sufficient cash flow to cover the principal and interest payments,
amounts will be due based on cash flow, at a minimum interest only rate
of 7%.
(K) Represents property to be abandoned by the Venture in accordance with
the provisions of the Plan.
(L) Represents property to be retained by the Venture pursuant to the Plan.
On October 28, 1995, the FDIC sold all of the debt it held related to the
retained properties to BlackRock Capital Finance, L.P. The debt amounts and
terms were not modified.
Average annual rental rates per unit and occupancy for 1995 and 1994 for the
retained properties:
Average Annual Average
Rental Rates Per Unit Occupancy
Property 1995 1994 1995 1994
Buena Vista Apartments $10,758 $10,456 96% 97%
Casa de Monterey 7,690 7,470 92% 95%
Crosswood Park 8,065 7,692 94% 92%
Mt. View Apartments 9,197 8,958 92% 92%
Pathfinder 9,899 9,634 94% 94%
Scotchhollow 10,470 10,202 99% 97%
The Bluffs 6,131 5,974 96% 96%
Bellevue Towers 5,152 4,914 94% 96%
Vista Village Apartments 5,854 5,715 82% 84%
Chapelle Le Grande 7,380 7,182 96% 95%
North Park Apartments 5,353 5,166 97% 97%
Shadowood Apartments 5,779 5,708 94% 93%
Towers of Westchester Park 10,013 9,810 97% 95%
Terrace Gardens 7,535 7,120 96% 96%
Carlisle Square 6,364 6,036 96% 98%
Watergate Apartments 6,518 6,339 96% 97%
Forest Ridge Apartments 6,486 6,094 94% 94%
As noted under "Item 1. Description of Business," the real estate industry
is highly competitive. All of the properties of the partnership are subject to
competition from other residential apartment complexes in the area. The
Managing General Partner believes that all of the properties are adequately
insured. The multi-family residential properties' lease terms are for one year
or less. No residential tenant leases 10% or more of the available rental
space.
Real estate taxes and rates in 1995 for each property were:
1995 1995
Taxes Rate
Buena Vista Apartments $ 62,268 1.15%
Casa de Monterey 86,871 1.15%
Crosswood Park 92,851 1.04%
Mt. View Apartments 111,055 1.22%
Pathfinder 207,531 1.50%
Scotchollow 314,737 1.27%
The Bluffs 61,657 2.33%
Bellevue Towers 44,046 6.25%
Vista Village Apartments 108,209 2.83%
Chapelle Le Grande 55,819 13.14%
North Park Apartments 131,252 12.44%
Shadowood Apartments 28,900 11.31%
Towers of Westchester Park 225,968 3.70%
Terrace Gardens 87,813 2.81%
Carlisle Square 29,573 3.54%
Watergate Apartments 45,447 6.68%
Forest Ridge Apartments 95,106 10.51%
Item 3. Legal Proceedings
As disclosed in the prior reports on Form 10-Q or Form 10-K ("Prior Public
Filings"), the Joint Venture including the Joint Venturers, VMS-General Partner
of the Joint Venturers, Subpartnerships, VMS Realty Partners, L.P., certain
officers and directors of VMS Realty Partners, L.P. and certain other affiliates
of the Venture are parties to certain pending legal proceedings (other than
litigation matters covered by insurance policies). The adverse outcome of
certain of the legal proceedings disclosed in this Report and the Prior Public
Filings could have a materially adverse effect on the present and future
operations of the Joint Venture.
Summarized below are certain developments in legal proceedings filed against VMS
Realty Partners, now known as VMS Realty Partners, L.P. and its affiliates which
were disclosed in the Prior Public Filings. The inclusion in this Report of any
legal proceeding or developments in any legal proceeding is not intended as a
representation by the Joint Venture that such particular proceeding is material.
For those actions summarized below in which the plaintiffs are seeking damages,
the amount of damages being sought is an amount to be proven at trial unless
otherwise specified. There can be no assurance as to the outcome of any of the
legal proceedings summarized in this Report or in Prior Public Filings.
A. VMS Limited Partnership Litigation
1. Settlement of Consolidated Class Actions
Forty-three actions were filed by investors in various limited partnerships
against VMS Realty Partners, now known as VMS Realty Partners, L.P. and certain
entities and individuals related to VMS Realty Partners, now known as VMS Realty
Partners, L.P.. Also named were certain selling agents, surety companies,
appraisers, accountants, attorneys, and other parties that were involved in the
syndication, sale, and management of the limited partnership interests and
properties. Thirty-eight of these actions (i.e., all of the actions filed in
federal court) were consolidated for pretrial and discovery purposes in the
United States District Court for the Northern District of Illinois under the
caption In Re VMS Limited Partnership Securities Litigation, No. 90 C 2412
(Judge James B. Zagel) (the "Consolidated Actions"). In addition, for
settlement purposes, one action (the "New Action") was filed on behalf of all
investors in approximately 100 non-publicly-traded VMS-sponsored syndicated
limited partnerships against those defendants in the Consolidated Actions that
had reached a Settlement Agreement with the class. The nature of these actions
was described in the Prior Public Filings.
After a final fairness hearing, on July 2, 1991, the United States District
Court gave final approval to the Settlement Agreement. The order dismissed with
prejudice all settling defendants from all of the Consolidated Actions and
dismissed the New Action in full. No appeals were filed and the Settlement
became effective on August 12, 1991. The terms of the Settlement Agreement were
described in the Prior Public Filings.
Subsequent to the effective date of the Settlement Agreement, the respective
general partner of the various VMS sponsored syndicated limited partnerships has
filed collection actions against the limited partners who remain in default in
the payment of their installment promissory notes which were given to the
limited partnership in consideration for the limited partner's partnership
interest.
2. CIGNA Claims
One of the non-settling defendants, CIGNA Securities, Inc. ("CIGNA"), has
asserted claims against VMS Realty Partners, now known as VMS Realty Partners,
L.P. and its affiliated entities for contribution and indemnification in cases
in which CIGNA is a defendant.
CIGNA subsequently entered into a class-action settlement agreement with a class
of investors in the consolidated actions who had purchased their interest from
CIGNA. As previously reported, on May 19, 1993, CIGNA and VMS executed a mutual
release, effective when the CIGNA class-action settlement is effective. The
Cigna class action settlement is now effective and, pursuant to the terms of the
mutual release, CIGNA settling parties released the VMS released persons of and
from all claims and liabilities relating to or arising out of the released
claims in the VMS class-action settlement, including contractual claims for
indemnification. In exchange, the VMS settling parties released the CIGNA
released persons of and from all claims and liabilities relating to or arising
out of the released claims in the VMS class-action settlement, including
contractual claims for indemnification. However, the settling parties expressly
reserved all common law and contractual claims for contribution and/or
indemnification arising out of or relating to claims brought by investors who
opted out of both the VMS and CIGNA settlements, except to the extent such
claims are barred by; (1) Section 4.02(A) of the VMS settlement agreement and
the court's July 15, 1991, order approving the VMS class-action settlement
agreement, or (2) Section 4.2(A) of the CIGNA class-action settlement agreement
and any court order approving the CIGNA settlement agreement. In addition, now
that the CIGNA class-action settlement agreement is effective, CIGNA's claims
pending in the consolidated actions have been dismissed, except the Corkery
action which is brought by opt-outs from both settlement agreements.
Paul J. Corkery; Ronnie Rone; Max C. Jordan; F.J. Vollmer; Paula Boedeker;
Norbert Braeuer; Dales Y. Foster; Billy J. Harris; Bob White; Gordon Flesch;
Travis Barton, Jr.; Satish A. Dhaget; Varsha S. Dhaget; Alan J. Young; Dennis J.
Cavanaugh; F. Jim Slater; Lois W. Rosebrook, Trustee; Sundaram V. Ramanan;
Chitraleka Ramanan; Jeffrey A. Matz; Charles C. Voorhis III; Gerald C. Miller;
Prince George's Orthopedic Associates, P.A.; John A. Martinez; Tom Rubattino;
Susan Rubattino; Harold W. Stark and William C. Riedesel v. VMS Realty Partners;
United States Fidelity and Guaranty Company; CIGNA Securities, Inc.; Boettcher &
Company, Inc.; and A.G. Edwards & Sons, Inc., CA. No. Ca 4-90 087-E (U.S.
District Court, N.D. Texas), filed February 5, 1990, removed to 90 C 3841,
United States District Court for Northern District of Illinois, Eastern
Division. CIGNA filed a Counterclaim against plaintiffs, Cross-Claims against
VMS Realty Partners and A.G. Edwards & Sons, Inc., and a Third-Party Complaint
against LaSalle/Market Streets Associates, Ltd., Chicago Wheaton Partners, Peter
Morris, Joel Stone, Robert Van Kampen, Residential Equities, Ltd., Van Kampen
Stone, Inc., VMS Realty Management, Inc., VMS Realty, Inc., and VMS Mortgage Co.
in this action. On July 12, 1993, the VMS' defendants filed a Motion to Dismiss
and Memorandum in Support thereof. On December 21, 1995, the court dismissed
Plaintiff's action against the VMS entities and Cigna Securities, Inc.
B. Other Litigation
Mutual Benefit Life Insurance Co. v. PRM-Garden City Associates, Garden City
Plaza Associates, First Texas Savings Association, People of the State of New
York and John Doe #1 through John Doe #100, No. 9945-1990 (New York Sup. Court,
Nassau County), filed April 30, 1990. This is an action to foreclose mortgages
securing the payment of a loan made by plaintiff to Garden City Plaza
Associates. Plaintiff declared due and owing the principal sum of
$25,851,261.38, together with accrued interest of $470,988.73, and late charges
of $42,813.28, totalling $26,305,004.39, together with interest from April 15,
1990. Mutual Benefit is the first mortgagee; First Texas Savings which has been
taken over by the FDIC, is the second mortgagee. First Texas has asserted
cross-claims against Morris, Van Kampen, Stone, and Merritt and seeks to
foreclose on its second mortgage. On October 21, 1992, Garden City Plaza
Associates filed for bankruptcy protection. On December 8, 1994, Garden City
Plaza Associates' Plan of Reorganization was confirmed. The Plan of
Reorganization provides for Garden City Plaza Associates to have until April 1,
1999, (absent a default) to sell or refinance the property.
San Jacinto Savings Association v. VMS Realty Partners; LaSalle/Market Street
Associates, Ltd.; Residential Equities, Ltd.; Van Kampen Stone, Inc.; Peter R.
Morris; Joel A. Stone; Robert D. Van Kampen; Does 1 through 50, Case No. C
89-4398 JPV (California Sup. Court, San Francisco County), filed December 12,
1989. This is a foreclosure action brought by San Jacinto Savings Association,
first mortgagee on the property known as the Phelan Building, San Francisco.
The property was sold in a nonjudicial foreclosure sale and plaintiffs were
pursuing a deficiency judgment alleged to be between $6-16 million. The action
was remanded back to state court after removal to federal court. On March 17,
1992, the parties signed a settlement agreement pursuant to which VMS Realty
Partners paid plaintiff $400,000 in exchange for a reduction in debt to
$3,500,000. In connection with the settlement, plaintiff signed the VMS Realty
Partners and Related Entities Creditor Repayment Agreement ("CRA"). San Jacinto
Savings Association subsequently assigned its claim to Premier Financial
Services.
Sheraton Holding, Inc. v. Park Centre Associates, f/k/a VMS Seventh Avenue Hotel
Associates, Ingersoll-Rand Financial Corp., VMS Hotel Investment Trust, Omni
Hotel Credit Corp., f/k/a/ Dunfey Credit Corp., VMS Realty Partners, Marine
Midland Bank, N.A., Bid Fire Systems, Inc., Mass Electric Construction Co., Mass
Electric of New York, New York Plumbing & Heating Corp., Center 56 Associates,
Basic Leasing Corp., EECO Inc., EECO Computer, Inc., RCA Corp., Ameritech Credit
Corp., COMTEL Communications Corp., The City of New York, The People of the
State of New York, and "John Doe" #1 through 500. This action has been
dismissed.
C. VMS National Properties and Subpartnerships Foreclosure Litigation
i) The following foreclosure proceedings were filed against VMS National
Properties and/or its affiliates by lenders during the VMS National
Properties bankruptcy proceedings:
Federal Deposit Insurance Corporation in its Corporate capacity v. VMS National
Properties, an Illinois joint venture, VMS National Properties V, VMS Realty
Investment, Ltd., an Illinois limited partnership, Chicago Wheaton Partners, an
Illinois general partnership, Case No. 92-5041-CBM (United States District
Court, Central District of California), filed on August 24, 1992. On April 2,
1992, Beverly Hills Business Bank ("BHBB") sold and assigned to the FDIC in its
Corporate capacity as Manager of the FSLIC Resolution Fund BHBB's right, title
and interest in certain assets referred to as the "VMS Portfolio" which
included, but was not limited to this loan. On August 19, 1992, VMS National
Properties, by order of the bankruptcy court, abandoned its partnership
interest in VMS National Properties V, which owned the Sierra Gardens
Apartments. VMS National Properties V is alleged to have breached its
obligation under the Note by virtue of, among other things, failure to make
payments of principal and interest, and by the abandonment of the property.
Stipulation for Appointment of Receiver was filed on August 31, 1992. A
receiver was appointed on September 15, 1992.
Federal Deposit Insurance Corporation in its Corporate capacity v. VMS National
Properties, an Illinois joint venture, VMS National Properties X, VMS Realty
Investment, Ltd., an Illinois limited partnership, Chicago Wheaton Partners, an
Illinois general partnership, Case No. CV-F 92-5571-OWW (United States District
Court, Eastern District of California), filed on or about August 24, 1992. On
April 2, 1992, Beverly Hills Business Bank ("BHBB") sold and assigned to the
FDIC in its Corporate capacity as Manager of the FSLIC Resolution Fund BHBB's
right, title and interest in certain assets referred to as the "VMS Portfolio"
which included, but was not limited to this loan. On August 19, 1992, VMS
National Properties, by order of the bankruptcy court, abandoned its
partnership interest in VMS National Properties X, which owned The Winery
Apartments. VMS National Properties X is alleged to have breached its
obligation under the Note by virtue of, among other things, failure to make
payments of principal and interest, and by the abandonment of the property.
Stipulation for Appointment of Receiver was filed on August 31, 1992. Receiver
was appointed on September 16, 1992. A quit claim deed was executed as of
March 27, 1995, from VMS National Properties X to Ecumenical Association for
Housing. This action has been dismissed.
Federal Deposit Insurance Corporation as manager of the Federal Savings and
Loan Insurance Corporation Resolution Fund as assignee of BH Mortgage
Corporation, a California corporation, v. Chicago Wheaton Partners, an Illinois
general partnership, VMS National Properties, an Illinois partnership, VMS
National Properties VI, a California general partnership, Case No. CIV S 93 861
EJG JFM (United States District Court, Eastern Division of California), filed
on or about May 24, 1993. Complaint for Breach of Promissory Note and Security
Agreement, Appointment of Rent Receiver; and Injunctive Relief. Receiver was
appointed to Venetian Bridges on May 24, 1993. Properties were transferred to
Venetian Bridges G.C. Operating Partnership, Venetian Bridges G.C.I Operating
Partnership and Venetian Bridges G.C. II Operating Partnership. This action
has been dismissed.
Federal Deposit Insurance Corporation as manager of the Federal Savings and
Loan Insurance Corporation Resolution Fund as assignee of BH Mortgage
Corporation, a California corporation, v. Chicago Wheaton Partners, an Illinois
general partnership, VMS National Properties, an Illinois partnership, VMS
National Properties IV, a California general partnership, Case No. CIV S 93 933
EJG JFM (United States District Court, Eastern Division of California), filed
on or about June 9, 1993. Property was transferred on February 6, 1996, to RJR
Development, Inc. This action is in the process of being dismissed. Receiver
was appointed to Pacific Hacienda on June 28, 1993.
Federal Deposit Insurance Corporation, in its corporate capacity, as assignee
of BH Mortgage Corporation, a California corporation, v. Chicago Wheaton
Partners, an Illinois general partnership, VMS National Properties, an Illinois
general partnership, VMS National Properties IX, a New York general
partnership, Case No. 93 CV-1218FJS (United States District Court, Northern
District of New York). FDIC and defendants seek an order appointing a Receiver
to take possession of and manage Weatheridge Apartments. A receiver has not
yet been appointed.
Item 4. Submission of Matters to a Vote of Security Holders
None.
PART II
Item 5. Market for Registrant's Common Equity and Related Stockholder Matters
There is not a public market for the Limited Partnership Interests.
As of December 31, 1995, there were 823 holders of record of Partnership I and
332 holders of record of Partnership II.
As of December 31, 1995, there have been no cash distributions to the Limited
Partners of either of the Partnerships. In accordance with the respective
Agreements of Limited Partnership, there are no material restrictions on the
Partnerships' ability to make cash distributions; future cash distributions are,
however, subject to the order of distributions stipulated by the Venture's Plan
of Reorganization. The source of future cash distributions is dependent upon
cash generated by the Venture's properties and cash generated through the sale
or refinancing of these properties.
Item 6. Selected Financial Data
Year Ended Year Ended Year Ended Year Ended Year Ended
December 31, December 31, December 31, December 31, December 31,
1995 1994 1993 1992 1991
Total revenues from rental
operations $ 27,874,143 $ 30,011,749 $ 41,788,262 $ 49,859,391 $ 52,353,173
Extraordinary Item-Gain on
Extinguishment of Debt $ 34,597,529C $ 27,418,224C $137,140,664 $ 11,799,386 $ 8,057,090
Net Income (Loss) $ 15,625,786 $ 2,890,481 $ 92,528,622A,B $(13,631,570)A $(18,994,852)(A)
Net Income (Loss) per
Limited Partnership
Interst Portfolio I
644 Interests $ 16,791C $ 3,105C $ 99,394A,B $ (14,692)A $ (20,558)A
Portfolio II - 268
Intersts $ 16,791C $ 3,111C $ 99,510A,B $ (14,543)A $ (20,059)A
Tax Income (Loss) $ 21,384,713 $ 14,412,034 $175,889,743 $(52,426,695) $(46,399,233)
Tax Income (Loss) per
Limited Partnership
Interest 644 Interests $ 23,448 $ 15,801 $ 188,987 $ (56,385) $ (51,034)
Portfolio II - 268 $ 23,448 $ 15,807 $ 189,047 $ (56,217) $ (50,496)
Total assets $ 88,440,200 $111,232,360 $133,383,272B $249,859,371 $274,189,547
Mortgage loans and notes
payables $158,732,452 $178,061,389 $198,802,060B $346,759,784 $360,636,509
A) During its bankruptcy proceedings the Venture followed AICPA Statement of Position 90-7, Financial Reporting
by Entities in Reorganization Under the Bankruptcy Code (SOP 90-7). In accordance therewith, unamortized
deferred loan costs and imputed interest related to the Venture's properties included in the bankruptcy of
$3,087,650 and $6,821,444, respectively, were written off as of the bankruptcy filing date. Also, during
1992, two of the Venture's properties were foreclosed, and during both 1991 and 1990 an additional property
was foreclosed; as a result of these proceedings, the Venture has recognized extraordinary gains on the
extinguishment of the related debt.
B) The Venture's Plan of Reorganization became effective on September 30, 1993. As a result of the
implementation of the Plan, 19 of the Venture's properties were foreclosed during 1993 creating a gain of
approximately $89,573,000 in order to adjust liabilities compromised by the Plan to the present value of
amounts to be paid (see "Note 11" of the Notes to the Combined Financial Statements); $54,052,737 of this
extraordinary gain has been deferred by the Venture.
C) During 1994 and 1995 respectively, four and five of the Ventures nonretained properties were foreclosed. As
a result of these events, the Venture has recognized extraordinary gains on the extinguishment of the related
debt.
The above selected financial data should be read in conjunction with the combined financial statements and the
related notes.
Item 7. Management's Discussion and Analysis of Financial Condition and
Results of Operations
Liquidity and Capital Resources
The Venture held unrestricted cash at December 31, 1995, of $1,983,932 which
decreased $492,544 from December 31, 1994. This decrease was attributable to
net cash provided by operating activities of $2,834,722, offset by net cash used
in investing and financing activities of $2,414,765 and $912,501, respectively.
The decrease in net cash provided by operating activities for the year ended
December 31, 1995, compared to the corresponding period of 1994 was due to
increased payments of accounts payable and accrued expenses.
Net cash used in investing activities decreased for the year ended December 31,
1995, compared to the corresponding period of 1994 as a result of fewer property
improvements after the depletion of the capital reserve escrow established at
the time of Reorganization.
Net cash used in financing activities increased for the year ended December 31,
1995, compared to the year ended December 31, 1994, due to greater payments on
mortgage notes, cash relinquished to lenders on foreclosed properties and
reduced collections of subscription notes.
Income and expenses realized and incurred as a result of the Venture's Chapter
11 proceedings during the year ended December 31, 1993, consisted primarily of
interest income on Treasury Bill investments and professional, legal,
accounting, and other consulting expenses. Interest income of $377,823 was
received on accumulated cash resulting from Chapter 11 proceedings, and
$1,629,940 was paid for professional, consulting and other fees for the
administration of Chapter 11 proceedings.
At December 31, 1992, the Venture had approximately $15,433,000 in excess
limited partner contributions. Permitted uses of these excess limited partner
contributions during 1993 were limited to 1) the funding of monthly Bankruptcy
Court approved professional fees; 2) establishing a reserve of $5,960,000 to
fund capital improvements on the retained complexes; 3) repayments of
approximately $5,980,000 on various prepetition claims including notes payable,
real estate taxes and amounts due trade creditors; 4) payments of $1,006,000 to
the Managing General Partner for reimbursement of cash advances and asset
management services; and 5) payments to the FDIC and ContiTrade for
reimbursement of administrative costs incurred in connection with the bankruptcy
case (see "Note 5" of the Notes to Combined Financial Statements). The
Venture's Plan of Reorganization, which became effective on September 30, 1993,
also restricts the permitted uses of the cash balances on hand at December 31,
1995.
Total capital contribution and interest amounts due from limited partners of
Portfolio I and Portfolio II at December 31, 1995, approximated $1,105,375. A
settlement agreement was entered into on March 28, 1991, by the Plaintiff class
counsel on behalf of the class of limited partners in approximately 100 non-
publicly traded VMS sponsored limited partnerships including VMS National
Residential Portfolio I and II, VMS National Properties Joint Venture, and VMS
Realty Partners and its affiliates and certain other defendants (see "Note 6" of
the Notes to the Combined Financial Statements). The Settlement Agreement
provided the settling Limited Partners with an option to refinance their
defaulted subscription note principal and interest payments. Of the total
number of limited partner units in Portfolio I and Portfolio II, only 10 limited
partner units in Portfolio I and 5.666 limited partner units in Portfolio II
opted out of the Settlement Agreement, and, accordingly, were ineligible to
elect this refinancing option. Approximately 65% of the total capital and
accrued interest amounts due from limited partners of Portfolio I and Portfolio
II represented amounts due from limited partners who elected the refinancing
option. All amounts remaining due from the limited partners are considered past
due and their outstanding amount bears interest at the 18% default rate.
A cash payment of $24,550,000 was paid into a settlement fund for the benefit of
the settling class members of all settling limited partnerships on behalf of VMS
and the other settling defendants. VMS National Residential Portfolio I and II
and VMS National Properties Joint Venture was not obligated to fund any portion
of this cash settlement. The settling class members in VMS National Residential
Portfolio I and II were collectively allocated approximately $3,000,000 of the
net settlement proceeds paid on behalf of the VMS Settling Defendants and
Prudential-Bache Settling Defendants. A total of $390,875 in settlement funds
was paid and applied towards delinquent amounts owed under the Investor Notes
due VMS National Residential Portfolio I and II during February 1993.
Continued operating losses and insufficient cash flows to meet all obligations
of certain of the Venture's properties are expected to occur. The Managing
General Partner is not obligated, and does not intend, to fund any such
operating and cash flow deficits. However, the Venture's ability to continue as
a going concern and to meet its obligations as they come due is solely dependent
upon its ability to generate adequate cash flow from maintaining profitable
operations on the retained properties or securing an infusion of capital.
Management is involved in negotiations which would replace VMSRIL as the
managing general partner and has entered into an agreement of intent with
Insignia which contemplates that VMSRIL will withdraw as general partner and be
replaced by an entity in which Insignia owns an interest. This change in
ownership has been approved by the Bankruptcy Court and certain other creditors,
but there is no assurance that the transaction will be consummated. Management
believes that they will be successful in obtaining a replacement general partner
and that the Venture will be able to continue operations as a going concern on
that basis. However, the ultimate resolution of these financial difficulties
and uncertainties cannot be determined at this time.
Results of Operations
Total rental and other revenues of $27,874,143 for the year ended December 31,
1995, decreased compared to the year ended December 31, 1994, due to the
foreclosure of 5 non-retained properties during 1995. Total rental and other
revenues at December 31, 1994, decreased $11,776,513 or 28% from the year ended
December 31, 1993, primarily due to the foreclosure of 9 properties from
September 30, 1993, to December 31, 1994.
Operating expenses for the year ended December 31, 1995, decreased $1,341,372 or
14.3% compared to operating expenses for the year ended December 31, 1994, due
to the Venture losing 5 non-retained properties to foreclosure during 1995.
Operating expenses decreased $3,583,491 or 27.6% for the year ended December 31,
1994, compared to 1993 due to the Venture owning fewer properties during 1994 as
noted above. Additionally, general and administrative expenses, property
management fees, depreciation, interest expense, and property taxes all
decreased for the year ended December 31, 1994, compared to the year ended
December 31, 1993, primarily due to the property foreclosures occurring between
September 30, 1993, and December 31, 1994.
General and administrative expenses decreased $224,251 or 16.7% for the year
ended December 31, 1995, compared to the year ended December 31, 1994, due to
reductions in collection fees related to subscription note collections, legal
fees, and other miscellaneous expenses. Maintenance expenses for the year ended
December 31, 1995, decreased 23.2% or $1,203,573 compared to the corresponding
period of 1994 primarily due to the depletion of the capital reserve escrow
established by the Reorganization Plan in addition to the foreclosures of
properties during 1995. Interest expense decreased $3,589,048 or 14.8% for the
year ended December 31, 1995, compared to the year ended December 31, 1994. The
decrease is largely attributable to the foreclosures of 5 properties during
1995.
The ordinary losses recognized for the write-downs of the carrying values of
properties to their estimated fair values related to 5, 4 and 19 properties
foreclosed upon during the years ended December 31, 1995, 1994 and 1993,
respectively. The ordinary losses recognized were made pursuant to EITF
Abstract Issue No. 91-2, "Debtor's Accounting for Forfeiture of Real Estate
Subject to a Nonrecourse Mortgage" which prescribes that a "two-step" approach
method be used to fairly present the economic transaction upon foreclosure
events.
There were no net reorganization items for the years ended December 31, 1995 or
1994, as the reorganization was completed in 1993. The $1,892,261 recognized in
1993 was the result of extensive legal and consulting efforts related to the
confirmation and implementation of the Venture's Plan of Reorganization.
The extraordinary gain on extinguishment of debt for the years ended December
31, 1995, 1994 and 1993 relates to the foreclosures of 5, 4 and 19 properties,
respectively.
The loss on disposal of property for the years ended December 31, 1995 and 1994,
resulted from the replacement of roofs for six and eight properties,
respectively. The minority interest losses were reallocated to the Venture at
the end of 1993 due to severe financial difficulties encountered by the
interest.
Impact of Recently Issued Accounting Statement
On February 22, 1991, the Venture filed for Chapter 11 bankruptcy protection
(see "Note 4" of the Notes to Combined Financial Statements). The combined
financial statements of the Venture during the bankruptcy proceedings (February
22, 1991 through September 30, 1993) reflect the financial reporting guidance
prescribed by the AICPA Statement of Position 90-7, "Financial Reporting by
Entities in Reorganization Under the Bankruptcy Code" (SOP 90-7).
Pursuant to SOP 90-7, interest on secured or undersecured debt is recognized to
the extent of cash paid or to the extent that the value of the related
collateral exceeds the sum of principal plus accrued interest, determined on a
property by property basis. Interest on unsecured claims is recognized only to
the extent paid. The Combined Statement of Operations includes the interest
recognized by this method. Mortgage interest recorded was $33,257,576 less than
the contractual amount for 1993. Notes payable and other interest expense
recorded was $6,931,070 less than the contractual amount for 1993. Penalties on
delinquent real estate taxes after February 22, 1991, and penalties on
delinquent debt on the Venture's entities in bankruptcy are not accrued in the
combined financial statements nor are they contractually disclosed.
Items of income or expense that were realized or incurred as a result of the
reorganization are included in the Combined Statement of Operations as
reorganization items. During 1993, $377,823 of interest income was earned on
accumulated cash resulting from Chapter 11 proceedings, and $1,629,940 was
incurred for professional, consulting and other fees for the administration of
Chapter 11 proceedings during 1993. Debt discounts (imputed interest) and
deferred loan costs were written off as of February 22, 1991, in order to adjust
the net debt balance to the amount allowed by the bankruptcy court as a claim
against the Venture.
In March 1995, the FASB issued Statement No. 121, "Accounting for the Impairment
of Long-Lived Assets and for Long-Lived Assets to be Disposed Of" (Statement
121), which requires impairment losses to be recorded on long-lived assets used
in operation when indicators of impairment are present and the undiscounted cash
flows estimated to be generated by those assets are less then the assets'
carrying amount. Statement 121 also addresses the accounting for long-lived
assets that are expected to be disposed of. The Venture will adopt Statement
121 in 1996; however, based on current circumstances, the Venture does not
anticipate that Statement 121 will have any significant impact on the Ventures
financial statements.
Inflation
Inflation has had an insignificant impact on the Venture's operations since
inception in September 1984. Inflation, if present, should allow for future
increases in rental rates to offset some of the impact of higher operating
expenses and replacement costs. Furthermore, inflation generally does not
impact contractually fixed long-term financing under which the real property
investments were purchased.
Item 8. Financial Statements and Supplementary Data
LIST OF COMBINED FINANCIAL STATEMENTS
Report of Independent Auditors
Combined Balance Sheets - Years ended December 31, 1995 and 1994
Combined Statements of Operations - Years ended December 31, 1995, 1994
and 1993
Combined Statements of Changes in Partners' Deficit - Years ended December 31,
1995, 1994 and 1993
Combined Statements of Cash Flows - Years ended December 31, 1995, 1994
and 1993
Notes to Combined Financial Statements
Report of Ernst & Young LLP, Independent Auditors
The Partners
VMS National Residential Portfolio I and
VMS National Residential Portfolio II
We have audited the accompanying combined balance sheets of VMS National
Residential Portfolio I (an Illinois Limited Partnership), VMS National
Residential Portfolio II (an Illinois Limited Partnership) and VMS National
Properties (an Illinois Partnership) and Subpartnerships (collectively the
"Venture") as of December 31, 1995 and 1994, and the related combined statements
of operations, changes in partners deficit and cash flows for each of the three
years in the period ended December 31, 1995. These financial statements are the
responsibility of the Venture's management. Our responsibility is to express an
opinion on these financial statements based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the combined financial statements referred to above present
fairly, in all material respects, the combined financial position of VMS
National Residential Portfolio I, VMS National Residential Portfolio II and VMS
National Properties and Subpartnerships at December 31, 1995 and 1994, and the
combined results of their operations and their cash flows for each of the three
years in the period ended December 31, 1995, in conformity with generally
accepted accounting principles.
The combined financial statements referred to above have been prepared assuming
that the Venture will continue as a going concern. As more fully described in
Note 1, the Venture has incurred recurring operating losses, has a partners'
deficit, and is in default on certain debt. In addition, the General Partner
and its affiliates have announced the existence of serious financial
difficulties that may have an effect on the ability of the General Partner to
function in that capacity and may adversely affect the financial condition of
the Venture. These conditions raise substantial doubt about the Venture's
ability to continue as a going concern. The financial statements do not include
any adjustments to reflect the possible future effects on the recoverability of
assets or the amounts of liabilities that may result from the inability of the
Venture to continue as a going concern.
/s/ ERNST & YOUNG LLP
Greenville, South Carolina
February 26, 1996
VMS NATIONAL RESIDENTIAL PORTFOLIO I
VMS NATIONAL RESIDENTIAL PORTFOLIO II
(Illinois limited partnerships)
VMS NATIONAL PROPERTIES (an Illinois partnership) AND SUBPARTNERSHIPS
COMBINED BALANCE SHEETS
December 31, December 31,
1995 1994
Assets
Cash:
Unrestricted $ 1,983,932 $ 2,476,476
Restricted-tenant security deposits 1,120,551 1,249,345
Accounts receivable 239,774 322,669
Escrows and other reserves 1,363,682 3,953,244
Other assets 511,160 498,639
Investment properties
Land 14,293,679 14,293,679
Buildings and personal property 133,516,826 131,549,174
Investment properties subject to abandonment
Land 559,069 4,256,965
Buildings and personal property 7,070,708 30,045,871
Less accumulated depreciation (72,219,181) (77,413,702)
$ 88,440,200 $ 111,232,360
Liabilities and Partners' Deficit
Liabilities
Accounts payable $ 356,079 $ 905,558
Accrued interest 8,192,469 4,693,490
Accrued and other liabilities 2,146,228 2,607,509
Mortgage loans payable 121,844,532 122,072,363
Notes payable 30,609,894 27,732,149
Advances from affiliates of general partner 2,280,155 2,272,735
Deferred gain on extinguishment of debt 54,052,737 54,052,737
Liabilities subject to abandonment:
Accounts payable 1,411 100,249
Accrued interest 9,477,444 30,646,892
Accrued and other liabilities 414,745 799,746
Mortgage loans payable 6,278,026 28,256,877
Partners' Deficit (147,213,520) (162,907,945)
$ 88,440,200 $ 111,232,360
See Accompanying Notes to Combined Financial Statements
VMS NATIONAL RESIDENTIAL PORTFOLIO I
VMS NATIONAL RESIDENTIAL PORTFOLIO II
(Illinois limited partnerships)
VMS NATIONAL PROPERTIES (an Illinois partnership) AND SUBPARTNERSHIPS
COMBINED STATEMENTS OF OPERATIONS
FOR THE YEARS ENDED DECEMBER 31, 1995, 1994 AND 1993
1995 1994 1993
Revenues:
Rental income $ 26,649,144 $ 28,691,460 $ 39,705,287
Other income 1,224,999 1,320,289 2,082,975
Total revenues 27,874,143 30,011,749 41,788,262
Expenses:
Operating 8,039,707 9,381,079 12,964,570
General and administrative 1,120,588 1,344,839 2,681,455
Property management fees 1,116,509 1,211,319 1,664,404
Maintenance 3,992,492 5,196,065 7,643,126
Depreciation 6,089,838 6,659,158 9,913,948
Interest 20,898,620 24,225,675 26,582,301
Property taxes 2,219,972 2,377,677 3,477,406
Write-down of investment property 3,257,417 3,774,071 19,580,833
Loss on disposal of property 110,743 369,609 --
Total expenses 46,845,886 54,539,492 84,508,043
Reorganization Items:
Interest earned on accumulated cash
during Chapter 11
proceedings -- -- (377,823)
Reallocation of minority interest -- -- 640,144
Professional, consulting and other
fees -- -- 1,629,940
Net reorganization items -- -- 1,892,261
Net loss before extraordinary item (18,971,743) (24,527,743) (44,612,042)
Extraordinary item - gain on
extinguishment of debt 34,597,529 27,418,224 137,140,664
Net income $ 15,625,786 $ 2,890,481 $ 92,528,622
Net income allocated to general
partners $ 312,516 $ 57,810 $ 1,850,572
Net income allocated to limited
partners 15,313,270 2,832,671 90,678,050
$ 15,625,786 $ 2,890,481 $ 92,528,622
VMS NATIONAL RESIDENTIAL PORTFOLIO I
VMS NATIONAL RESIDENTIAL PORTFOLIO II
(Illinois limited partnerships)
VMS NATIONAL PROPERTIES (an Illinois partnership) AND SUBPARTNERSHIPS
COMBINED STATEMENTS OF OPERATIONS (Continued)
FOR THE YEARS ENDED DECEMBER 31, 1995, 1994, AND 1993
1995 1994 1993
Net income (loss) per limited
partnership interest:
Net loss before extraordinary item
Portfolio I (644 interests) $ (20,386) $ (26,358) $ (50,980)
Portfolio II (268 interests) $ (20,386) $ (26,352) $ (50,864)
Extraordinary item
Portfolio I (644 interests) $ 37,177 $ 29,463 $ 150,374
Portfolio II (268 interests) $ 37,177 $ 29,463 $ 150,374
Net income
Portfolio I (644 interests) $ 16,791 $ 3,105 $ 99,394
Portfolio II (268 interests) $ 16,791 $ 3,111 $ 99,510
See Accompanying Notes to Combined Financial Statements
VMS NATIONAL RESIDENTIAL PORTFOLIO I
VMS NATIONAL RESIDENTIAL PORTFOLIO II
(Illinois limited partnerships)
VMS NATIONAL PROPERTIES (an Illinois partnership) AND SUBPARTNERSHIPS
COMBINED STATEMENTS OF CHANGES IN PARTNERS' DEFICIT
VMS National Residential Portfolio I
Limited Partners
General Accumulated Subscription
Partners Deficit Notes Total Total
Partners' deficit at January 1, 1993 $(4,950,083) $(176,346,856) $(2,675,561) $(179,022,417) $(183,972,500)
Collections of subscription notes -- -- 1,801,953 1,801,953 1,801,953
Write-off of subscription notes -- (61,759) 61,759 -- --
Net income for year ended
December 31, 1993 1,306,321 64,009,729 -- 64,009,729 65,316,050
Partners' deficit at
December 31, 1993 (3,643,762) (112,398,886) (811,849) (113,210,735) (116,854,497)
Collections of subscription notes -- -- 155,918 155,918 155,918
Write-off of subscription notes -- (28,869) 28,869 -- --
Net income for the year ended
December 31, 1994 40,797 1,999,066 -- 1,999,066 2,039,863
Partners deficit at
December 31, 1994 (3,602,965) (110,428,689) (627,062) (111,055,751) (114,658,716)
Collections of subscription notes -- -- 40,617 40,617 40,617
Net income for the year ended
December 31, 1995 220,680 10,813,309 -- 10,813,309 11,033,989
Partner's deficit at
December 31, 1995 $(3,382,285) $(99,615,380) $ (586,445) $(100,201,825) $(103,584,110)
See Accompanying Notes to Combined Financial Statements
VMS NATIONAL RESIDENTIAL PORTFOLIO I
VMS NATIONAL RESIDENTIAL PORTFOLIO II
(Illinois limited partnerships)
VMS NATIONAL PROPERTIES (an Illinois partnership) AND SUBPARTNERSHIPS
COMBINED STATEMENTS OF CHANGES IN PARTNERS' DEFICIT
VMS National Residential Portfolio II
Limited Partners
General Accumulated Subscription
Partners Deficit Notes Total Total
Partners' deficit at January 1, 1993 $(2,067,446) $ (73,828,862) $(1,326,523) $ (75,155,385) $ (77,222,831)
Collections of subscription notes -- -- 859,367 859,367 859,367
Write-off of subscription notes -- -- -- -- --
Net income for year ended
December 31, 1993 544,251 26,668,321 -- 26,668,321 27,212,572
Partners' deficit at
December 31, 1993 (1,523,195) (47,160,541) (467,156) (47,627,697) (49,150,892)
Collections of subscription notes -- -- 51,045 51,045 51,045
Write-off of subscription notes -- (4,302) 4,302 -- --
Net income for year ended
December 31, 1994 17,013 833,605 -- 833,605 850,618
Partners' deficit at
December 31, 1994 (1,506,182) (46,331,238) (411,809) (46,743,047) (48,249,229)
Collections of subscription notes -- -- 28,022 28,022 28,022
Net income for the year ended
December 31, 1995 91,836 4,499,961 -- 4,499,961 4,591,797
Partner's deficit at
December 31, 1995 $(1,414,346) $ (41,831,277) $(383,787) $ (42,215,064) $ (43,629,410)
Combined partner's deficit at
December 31, 1995 $(4,796,631) $(141,446,657) $(970,232) $(142,416,889) $(147,213,520)
See Accompanying Notes to Combined Financial Statements
VMS NATIONAL RESIDENTIAL PORTFOLIO I
VMS NATIONAL RESIDENTIAL PORTFOLIO II
(Illinois limited partnerships)
VMS NATIONAL PROPERTIES (an Illinois partnership) AND SUBPARTNERSHIPS
COMBINED STATEMENTS OF CASH FLOWS
FOR THE YEARS ENDED DECEMBER 31, 1995, 1994 AND 1993
1995 1994 1993
Cash flows from operating activities:
Net income $ 15,625,786 $ 2,890,481 $ 92,528,622
Adjustments to reconcile net income
to net cash provided by (used in)
operating activities:
Writedown of investment property 3,257,417 3,774,071 19,580,833
Extraordinary gain on
extinguishment of debt (34,597,529) (27,418,224) (137,140,664)
Reallocation of minority interest -- -- 640,144
Depreciation 6,089,838 6,659,158 9,913,948
Amortization of discounts and loan
costs 3,104,874 2,917,939 975,361
Loss on disposal of property 110,743 369,609 --
Change in accounts:
Escrow, tenant security and other
deposits 2,113,520 2,466,925 (2,977,564)
Accounts receivable (16,886) (9,656) 273,952
Other assets (195,716) 279,253 (254,137)
Accounts payable and accrued expenses (672,518) 1,057,377 (1,198,347)
Accrued interest 7,965,781 11,157,435 11,811,008
Tenant security deposits 49,412 94,291 (278,230)
Net cash provided by (used in)
operating activities 2,834,722 4,238,659 (6,125,074)
Cash flows from investing activities:
Property improvements and replacements (2,414,765) (3,408,356) (4,031,722)
Decrease in short-term investments -- -- 6,889,587
Net cash (used in) provided
by investing activities $ (2,414,765) $ (3,408,356) $ 2,857,865
VMS NATIONAL RESIDENTIAL PORTFOLIO I
VMS NATIONAL RESIDENTIAL PORTFOLIO II
(Illinois limited partnerships)
COMBINED STATEMENTS OF CASH FLOWS (Continued)
FOR THE YEARS ENDED DECEMBER 31, 1995, 1994, AND 1993
1995 1994 1993
Cash flows from financing activities:
Payments on mortgage loans payable $ (331,668) $ (293,208) $ (1,494,076)
Payments on notes payable -- -- (6,665,000)
Payments received on subscription notes 68,639 206,963 2,661,320
Cash released to lenders on foreclosed
properties (649,472) (316,725) (839,316)
Payment of advances -- -- (56,551)
Net cash used in financing
activities (912,501) (402,970) (6,393,623)
Net increase (decrease) in cash (492,544) 427,333 (9,660,832)
Cash at beginning of year 2,476,476 2,049,143 11,709,975
Cash at end of year $ 1,983,932 $ 2,476,476 $ 2,049,143
Supplemental disclosure of cash flow
information:
Cash paid for interest $ 9,502,603 $ 9,903,659 $ 14,043,000
See Accompanying Notes to Combined Financial Statements
VMS NATIONAL RESIDENTIAL PORTFOLIO I
(an Illinois limited partnership)
VMS NATIONAL RESIDENTIAL PORTFOLIO II
(an Illinois limited partnership)
VMS NATIONAL PROPERTIES (an Illinois partnership) AND SUBPARTNERSHIPS
NOTES TO COMBINED FINANCIAL STATEMENTS
1. GOING CONCERN
The combined financial statements have been prepared assuming that the VMS
National Properties Joint Venture (the "Venture") will continue as a going
concern. The combined financial statements do not include any adjustments
that might result from the outcome of the uncertainties described below,
however such uncertainties raise substantial doubt about the Venture's
ability to continue as a going concern.
The Venture has incurred recurring operating losses, has a partners' deficit
and is in default of certain debt agreements as described in "Note 7".
Continued operating losses and insufficient cash flows to meet all
obligations of certain of the Venture's properties are expected to occur.
Historically, the General Partner and its affiliates had advanced funds to
the Venture; however, the General Partner is not obligated, and does not
intend, to fund any future deficits. During 1994, the General Partner and
its affiliates assigned a portion of the unpaid advances to an affiliate of
Insignia Financial Group, Inc., ("Insignia") ("Notes 5 and 10"). The
General Partner is evaluating its options for the Venture should the Venture
continue to suffer substantial losses from operations and cash deficiencies.
In addition, the General Partner and its affiliates have incurred serious
financial difficulties that may affect the ability of the General Partner to
function in that capacity. The administration and management of the Venture
are dependent on the General Partner and its affiliates. Pursuant to an
agreement dated July 14, 1994, a transaction is pending in which the current
General Partner would be replaced by MAERIL, Inc., an affiliate of Insignia.
The substitution of MAERIL, Inc. as the General Partner is expected and has
been approved by the Bankruptcy Court and certain other creditors, but there
is no assurance that the transaction will be consummated. The pending
replacement of the General Partner in and of itself will not necessarily
improve the financial condition of the Venture.
The combined financial statements do not include any adjustments relating to
the recoverability of the recorded asset accounts or the amount of
liabilities that might be necessary should the Venture be unable to continue
as a going concern.
2. ORGANIZATION
The Venture was formed as a general partnership pursuant to the Uniform
Partnership Act of the State of Illinois and a joint venture agreement (the
"Venture Agreement") dated September 27, 1984, between VMS National
Residential Portfolio I ("Portfolio I") and VMS National Residential
Portfolio II ("Portfolio II"). The General Partner of Portfolio I and
Portfolio II is VMS Realty Investment, Ltd. (formerly VMS Realty Partners)
an Illinois limited partnership. Prudential-Bache Properties, Inc. is also
a minority general partner of Portfolio I. The Venture originally acquired
51 residential apartment properties located throughout the United States.
Of these 51 properties, four were foreclosed prior to 1993. As more fully
described in "Note 4", the Venture filed for Chapter 11 bankruptcy
protection on February 22, 1991. The Venture's Second Amended and Restated
Plan of Reorganization (the "Plan") became effective on September 30, 1993.
Pursuant to the Plan, 19 of the Venture's properties were foreclosed in
1993, four properties were foreclosed in 1994, and an additional five
properties were foreclosed in 1995. The Venture continues to own and
operate 17 of the residential apartment complexes it originally acquired.
In addition, as provided by the Plan, the Venture filed motions to abandon
the two remaining non-retained HUD (as described below) properties (see
"Note 13").
Three of the remaining properties are encumbered by financings insured or
held by the Department of Housing and Urban Development ("HUD"). These
properties are owned by 3 separate subpartnerships (the "Subpartnerships"),
of which the Venture owns a 99% interest. The remaining 1% interest is
owned by VMS Realty Investment, Ltd. (Minority Interest). During 1993
cumulative losses of $640,144 previously allocated to the Minority Interest
were reallocated to the Venture due to the severe financial difficulties
encountered by the Minority Interest.
The VMS/Stout Joint Venture (the "VMS/Stout Venture") was formed pursuant to
an agreement dated August 18, 1984, which was amended and restated on October
4, 1984. VMS Realty Partners has a 50% interest and affiliates of the Seller
(as defined below) have a 50% interest in the VMS/Stout Venture. The
VMS/Stout Venture, the J.D. Stout Company ("Stout") and certain affiliates of
Stout entered into a contract of sale dated August 18, 1984, which was
amended on October 4, 1984. The contract provided for the sale by Stout and
other owners (collectively the "Seller") of the 51 residential apartment
complexes to the VMS/Stout Venture. The VMS/Stout Venture assigned its
interest as purchaser to the Venture. During 1987, Stout assigned its
interest in the VMS/Stout Joint Venture to ContiTrade Service Corporation
("ContiTrade"). On November 17, 1993, VMS Realty Partners assigned its
interest in the VMS/Stout Joint Venture to the Partners Liquidating Trust
(see "Note 8").
Pursuant to the terms of the Joint Venture Agreement for the Venture and the
respective Partnership Agreements for Portfolio I and Portfolio II, the
Managing General Partner will manage Portfolio I, Portfolio II, VMS National
Properties and each of the Venture's operating properties. The Limited
Partners do not participate in or control the management of their respective
partnership, except that certain events must be approved by the Limited
Partners. These events include: (1) voluntary dissolution of either
Portfolio I or Portfolio II, and (2) amending substantive provisions of
either Partnership Agreement.
The operating profits and losses of VMS National Properties and the Venture's
properties are allocated to Portfolio I and Portfolio II on a pro-rata,
cumulative basis using the ratio of their respective Limited Partnership
Interests issued and outstanding. The operating profits and losses of
Portfolio I and Portfolio II are allocated 98% to the respective Limited
Partners and 2% to the respective General Partners.
Operating cash flow distributions for Portfolio I and Portfolio II will be
made atthe discretion of the Managing General Partner subject to the order of
distribution indicated in the Plan and approved by the Bankruptcy Court.
Such distributions will be allocated first to the respective Limited
Partners in an amount equal to 12% per year (on a noncumulative basis) of
their contributed capital; then, to the General Partners, a subordinated
incentive fee equal to 10.45% of remaining operating cash flow; and finally,
of the balance to be distributed, 98% to the Limited Partners and 2% to the
General Partners.
Distributions of proceeds arising from the sale or refinancing of the
Venture's properties will be allocated to Portfolio I and Portfolio II in
proportion to their respective Venture interests subject to the order of
distribution indicated in the Plan and approved by Bankruptcy Court.
Distributions by Portfolio I and Portfolio II will then be allocated as
follows: (1) first to the Limited Partners in an amount equal to their
aggregate capital contributions; (2) then to the General Partners in an
amount equal to their aggregate capital contributions; (3) then, among the
Limited Partners, an amount equal to $62,000,000 multiplied by the respective
percentage interest of Portfolio I or Portfolio II in the Venture; and (4)
finally, of the balance, 76% to the Limited Partners and 24% to the General
Partners.
In any event, there shall be allocated to the General Partners not less than
1% of profits or losses.
3. ACCOUNTING POLICIES
(a) The combined financial statements of the Venture for the period
during the bankruptcy proceedings (February 22, 1991 to September 30,
1993) reflect the financial reporting guidance prescribed by the AICPA
Statement of Position 90-7 (SOP 90-7), "Financial Reporting by Entities
in Reorganization Under the Bankruptcy Code". In accordance with SOP
90-7,interest on secured or undersecured debt of the Venture's entities
in bankruptcy was recognized to the extent of cash paid or to the extent
that the value of the related collateral exceeded the sum of principal
plus accrued interest, determined on a property by property basis.
Interest on unsecured claims was recognized only to the extent paid.
Effective September 30, 1993, the Venture resumed an accrual basis of
interest recognition. Mortgage interest recorded for the three years
ended December 31, 1993, was $33,257,576 less than the contractual
amount. Interest on notes payable and other interest expense recorded
for the same period was $6,931,070 less than the contractual amount.
Penalties on delinquent real estate taxes after February 22, 1991, and
penalties on delinquent debt on the Venture's entities that were in
bankruptcy were not approved by the Bankruptcy Court as an allowed
claim. Therefore, these penalties were neither accrued in the combined
financial statements nor contractually disclosed.
Items of income or expense that were realized or incurred as a result of
the reorganization are included in the Combined Statements of Operations
as reorganization items. During the year ended December 31, 1993,
$377,823 in interest was earned on accumulated cash resulting from
Chapter 11 proceedings and $1,629,940 was incurred for professional,
consulting and other fees, for the administration of Chapter 11
proceedings. Debt discounts (imputed interest) and deferred loan costs
related to the Venture's entities in bankruptcy were written off as of
February 22, 1991, in order to adjust the net debt balance to the amount
allowed by the bankruptcy court as a claim against the Venture.
Pursuant to the Plan which became effective on September 30, 1993, the
Bankruptcy Court disallowed accrued contractual obligations of
approximately $89,573,000 (see "Note 11") related to the retained
complexes. Additionally, the assets and liabilities of the Venture's non-
retained complexes (see "Note 5") have been segregated and presented as
investment properties subject to abandonment and liabilities related to
properties subject to abandonment on the Venture's Combined Balance
Sheets (see "Note 13").
(b) The accompanying combined financial statements include the accounts of
Portfolio I, Portfolio II, the Venture and Subpartnerships (collectively,
the "Partnerships"). Significant interpartnership accounts and
transactions have been eliminated from these combined financial
statements.
(c) Depreciation is computed using the following methods and estimated useful
lives:
GAAP BASIS TAX BASIS
Lives Lives
Method (Years) Method (Years)
Buildings and
improvements Straight-line 25 to 29 175% declining 18/19
balance (ACRS)
Straight-line 27.5
(Modified ACRS)
Personal Property 150% declining 5 150% Declining 5
balance Balance (ACRS)
200% declining 7 200% declining 7
balance balance (Modified
ACRS)
150% declining 15 150% declining 15
balance balance (Modified
ACRS)
3. ACCOUNTING POLICIES - (continued)
(d) The investment properties are stated at the lower of cost or estimated
fair value. The Venture performs a valuation analysis of its property
periodically. This analysis is performed to determine the estimated fair
value of the properties. Estimated fair value is determined using net
operating income of the properties capitalized at a rate deemed reasonable
for the type of property adjusted for market conditions, physical
condition of the properties and other factors to assess whether any
permanent impairment in value has occurred.
In March 1995, the FASB issued Statement No. 121, "Accounting for the
Impairment of Long-Lived Assets and for Long-Lived Assets to be Disposed
Of" (Statement 121), which requires impairment losses to be recorded on
long-lived assets used in operation when indicators of impairment are
present and the undiscounted cash flows estimated to be generated by those
assets are less then the assets' carrying amount. Statement 121 also
addresses the accounting for long-lived assets that are expected to be
disposed of. The Venture will adopt Statement 121 in 1996; however,
based on current circumstances, the Venture does not anticipate that
Statement 121 will have any significant impact on the Ventures financial
statements.
(e) The Venture generally leases its residential apartment units for
twelve month terms or less.
(f) The Venture expenses the costs of advertising as incurred. Advertising
expense included in operating expenses was $428,100, 426,389 and $671,202
for the years ended December 31, 1995, 1994 and 1993, respectively.
(g) The Venture considers all highly liquid investments with an original
maturity of three months or less when purchased to be cash equivalents.
Cash and cash equivalents are carried at cost which approximates fair
value. At times cash balances exceed the insured limit as provided by the
Federal Deposit Insurance Corporation.
(h) The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates
and assumptions that affect the amounts reported in the financial
statements and accompanying notes. Actual results could differ from
those estimates.
(i) In 1995, the Venture implemented Statement of Financial Accounting
Standards No. 107, "Disclosure about Fair Value of Financial
Instruments," which requires disclosure of fair value information about
financial instruments for which it is practicable to estimate that value.
The carrying amount of the Venture's cash and cash equivalents
approximates fair value due to short-term maturities. The Venture
estimates the fair value of its fixed rate mortgages by discounted cash
flow analysis, based on estimated borrowing rates currently available to
the Venture (Note 7). The carrying amounts of variable-rate mortgages
approximate fair value due to frequent re-pricing.
(j) Certain reclassifications have been made to the 1994 and 1993 balances
to conform to the 1995 presentation.
(k) The Partnership requires security deposits from all apartment lessees
for the duration of the lease. Deposits are refunded when the tenant
vacates the apartment if there has been no damage to the unit.
4. PETITION FOR RELIEF UNDER CHAPTER 11
As a result of severe liquidity difficulties and impending foreclosure
proceedings, the Venture filed for Chapter 11 bankruptcy protection on
February 22, 1991. The initial filing included only the residential
apartment complexes directly owned by VMS National Properties Joint Venture
and excluded the 10 Subpartnerships consisting of 10 residential apartment
complexes encumbered by financing insured or held by HUD and the investing
limited partnerships, Portfolio I and Portfolio II. Due to the partnership
agreements existing between the Venture, Portfolio I and Portfolio II, which
provide the Venture with exclusive rights to the limited partner investor
contributions, the Venture's initial filing was amended to reflect the
Venture's right to receive any excess limited partner investor contributions.
The Venture filed its proposed Plan of Reorganization and Disclosure Statement
with the Bankruptcy Court on October 13, 1992. After several modifications to
the Venture's proposed Plan, the "Second Amended and Restated Plan of
Reorganization" (the "Plan") was approved by the Bankruptcy Court in March
1993 and became effective on September 30, 1993 (see "Note 5").
5. PLAN OF REORGANIZATION
The primary aspects of the Venture's Plan, effective September 30, 1993,
include the following:
a. The Venture retained 17 properties from the previously existing
portfolio the "retained properties"). The retained properties consist
of 16 non- HUD properties and one HUD property. The Venture filed
motions to abandon the retained HUD properties held at Decmeber 31, 1993.
Two of these non-retained properties remain at December 31, 1995.
b. The senior mortgages on the Venture's non-HUD retained properties payable
to lenders other than the FDIC were modified effective September 1, 1993.
The modified senior mortgages provide for an interest rate of 8.75% per
annum with payments based on a 30 year amortization commencing with the
first payment due October 1, 1993, and mature on January 15, 2000. The
modified senior loan balances consisted of principal and accrued interest
balances due under the old mortgage terms at September 1, 1993, plus
approved legal, late and other charges claimed by the senior lenders
approximating $197,000 in the aggregate. There was no forgiveness of debt
from the refinancing of mortgages payable to lenders other than the FDIC.
The senior mortgage on the retained property which
is insured by HUD was not modified.
5. PLAN OF REORGANIZATION - (continued)
The senior liens formerly held by the FDIC on two of the Venture's non-HUD
retained properties were modified effective September 1, 1993, to accrue
interest at 9% with monthly payments commencing October 1, 1993 of
interest only at 7% on the restated FDIC notes' "Agreed Valuation Amount"
(defined in "c" below). Interest is calculated on the basis of a 360 day
year and the actual number of days in each month. The difference between
the 9% accrual rate and the 7% minimum pay rate (the "FDIC Deferral")
shall accrue, but not be added to principal, and shall bear interest at
the 9% note rate from and after the due date of each payment, compounded
monthly. All unpaid principal and accrued interest is due in full on the
January 15, 2000, maturity date. Approximately $3,774,000 in prepetition
accrued unpaid interest was written off at September 30, 1993, to reduce
the senior-lien FDIC liabilities recorded on the Venture's books to the
Agreed Valuation Amounts. A portion of this gain was deferred (see "Note
11").
c. The junior lien mortgages formerly held by the FDIC on the Venture's
retained properties were modified effective September 1, 1993, and mature
January 15, 2000. The FDIC reduced its claim on two of the non-HUD
retained complexes to $300,000 per property evidenced by a non-interest
bearing note. The FDIC left intact liens for the full amount of the
original claims at the petition filing date for all other properties
(including the two senior liens discussed in "b" above) in the event the
Venture defaults on any of its obligations under the former restated FDIC
notes. The former restated FDIC junior-lien notes provide for a 10%
accrual rate with monthly payments commencing October 1, 1993, of interest
only at 7% on the non-HUD restated FDIC notes' Agreed Valuation Amount.
Pursuant to the Plan, the Agreed Valuation Amount represents the total
property value per the FDIC's June 1992 valuations less the property's
senior lien indebtedness at September 30, 1992. The retained property
governed by HUD Regulatory Agreements will make payments of interest only
at 7% each April 1st and October 1st, payable only from distributable
surplus cash as provided by the HUD Regulatory Agreement and following the
HUD's approval of semi-annual surplus cash calculations prepared each
December 31st and June 30th. The Agreed Valuation Amount represents the
total principal claim that will be repaid provided there are no defaults
under the terms of the restated notes. Approximately $68,060,000 in
prepetition principal and accrued unpaid interest was written off at
September 30, 1993, to reduce the former FDIC junior lien liabilities
recorded on the Venture's books to the Agreed Valuation Amounts. A portion
of this gain was deferred (see "Note 11").
d. The Venture distributed the following amounts in conjunction with the
terms of the Plan:
(1) A $5,960,000 reserve to fund capital improvements at
the retained properties was established in 1993. This
reserve was exhausted at December 31, 1995.
(2) Approximately $5,980,000 in allowed prepetition claims,
including the nonaffiliated Letter of Credit Note (see
"Note 8"), amounts due trade creditors, and real and
personal property taxes on the retained properties was
disbursed in October 1993.
(3) Payments totalling approximately $1,006,000 were authorized
for immediate distribution to affiliates of the Managing
General Partner for reimbursement of cash advances and
asset management services provided to the Venture (see
"Note 10").
(4) Payments of $50,000 each to the FDIC and ContiTrade
Services Corporation were made for reimbursement of
administrative costs incurred in connection with the
Venture's bankruptcy case.
e. The VMS/Stout Joint Venture was granted an allowed claim in the amount of
$49,534,819 for the Assignment and Long-Term Loan Arrangement Notes
payable to it by the Venture (see "Note 8"). Payments totalling
$3,475,000 in conjunction with this allowed claim were made to the non-
affiliated members of the VMS/Stout Joint Venture on October 7, 1993. Of
the remaining allowed claim, $4,000,000 is represented by a promissory
note (the "ContiTrade Note") which bear interest at the rate of 5% per
annum, while the remaining $42,059,819 is noninterest bearing. The
ContiTrade Note is collateralized by a Deed of Trust, Assignment of Rents
and Security Agreement on each of the Venture's retained properties, and
provides ContiTrade with other approval rights as to the ongoing
operations of the Venture's retained properties. The ContiTrade Note
matures January 15, 2000.
f. The Venture entered into a Revised Restructured Amended and Restated Asset
Management Agreement (the Revised Asset Management Agreement) with
Insignia. Effective October 1, 1993, Insignia took over the asset
management of the Venture's retained properties and partnership functions.
However, an affiliate of the Managing General Partner assisted in the
asset management functions of the Venture's retained and nonretained
properties through July 1994. This affiliate was compensated by Insignia
at the rate of 28% of the asset management fees paid to Insignia by the
Venture. (See "Note 10").
The Revised Asset Management Agreement provides for an annual compensation
of $500,000 to be paid to Insignia in equal monthly installments. In
addition, Insignia will receive reimbursement for all out-of-pocket costs
incurred in connection with their services up to $200,000 per calendar
year. Compensation to Insignia is to be paid from the available operating
cash flow of the Venture's retained properties after the payment of
operating expenses and fundings for insurance, real estate and personal
property tax reserves, senior mortgage payments, minimum interest payment
requirements on the former FDIC mortgages, and any debt service and
principal payments currently due on any liens or encumbrances senior to
the ContiTrade Deeds of Trust. If insufficient operating cash flow exists
after the funding of these items, the balance of Insignia's compensation
may be paid from available partnership cash sources. Additionally, the
compensation payable to Insignia will be reduced proportionately for each
of the Venture's retained properties which are sold or otherwise disposed
of from time to time.
The Venture also engaged Insignia affiliates to commence property
management of all of the Venture's retained properties effective January
1, 1994.
6. SUBSCRIPTION NOTES AND ACCRUED INTEREST RECEIVABLE
Portfolio I and Portfolio II executed promissory notes requiring cash
contributions from the partners aggregating $136,800,000 to the capital of
Portfolios I and II for 644 and 268 units, respectively. Of this amount,
$134,919,694 was contributed in cash through December 31, 1995, and $910,074 was
deemed uncollectible and written-off as of December 31, 1995. The following
table represents the remaining Limited Partners' subscription notes principal
balances and the related accrued interest receivable at December 31, 1995:
Portfolio I Portfolio II
Subscription notes receivable $586,445 $383,787
Accrued interest receivable 67,995 67,146
Total subscription notes and
accrued interest receivable $654,440 $450,933
All amounts outstanding at December 31, 1995, are considered past due and
bear interest at the default rate of 18%. The subscription notes
receivable and the related interest are not recognized until collection
is assured.
7. MORTGAGE LOANS PAYABLE
Principal Principal
Balance At Balance
December 31, Imputed Interest Period Maturity Due At
Property 1995 Interest (A) Rate Amortized Date Maturity
Buena Vista Apartments (L)
1st mortgage $7,000,000 (F) -- 01/00 $ 7,000,000
Casa de Monterey (L)
1st mortgage 878,530 8.75% 30 years 01/00(D) 841,837
2nd mortgage 6,449,978 (G) -- 01/00 6,449,978
Crosswood Park (L)
1st mortgage 4,308,655 1,589,744 7.50% 40 years 05/18(E) (B) (C)
2nd mortgage 2,467,757 (G) (H) -- 01/00 2,467,757
Mt. View Apartments (L)
1st mortgage 10,165,000 (F) -- 01/00 10,165,000
Pathfinder (L)
1st mortgage 1,235,753 8.75% 30 years 01/00(D) 1,184,140
2nd mortgage 11,170,128 (G) -- 01/00 11,170,128
Scotchollow (L)
1st mortgage 3,290,506 8.75% 30 years 01/00(D) 3,153,075
2nd mortgage 22,425,548 (G) -- 01/00 22,425,548
Sierra Gardens Apartments (K)
1st mortgage 1,547,091 557,710 7.50% 40 years 08/19 (B) (C)
2nd mortgage 1,538,827 (J) -- 12/99 (B)
Principal Principal
Balance At Balance
December 31, Imputed Interest Period Maturity Due At
Property 1995 Interest (A) Rate Amortized Date Maturity
The Bluffs (L)
1st mortgage 621,747 8.75% 30 years 01/00(D) 595,779
2nd mortgage 446,855 8.75% 30 years 01/00(D) 428,192
3rd mortgage 3,005,949 (G) -- 01/00 3,005,949
Bellevue Towers (L)
1st mortgage 646,216 8.75% 30 years 01/00(D) 619,225
2nd mortgage 300,000 (I) -- 01/00 300,000
Vista Village Apartments (L)
1st mortgage 1,947,454 8.75% 30 years 01/00(D) 1,866,117
2nd mortgage 1,791,891 (G) -- 01/00 1,791,891
Chapelle Le Grande (L)
1st mortgage 1,218,057 8.75% 30 years 01/00(D) 1,167,185
2nd mortgage 2,243,683 (G) -- 01/00 2,243,683
North Park Apartments (L)
1st mortgage-1st phase 114,082 8.75% 30 years 01/00(D) 109,317
2nd phase 472,209 8.75% 30 years 01/00(D) 452,487
3rd phase 843,354 8.75% 30 years 01/00(D) 812,112
4th phase 424,462 8.75% 30 years 01/00(D) 406,734
2nd mortgage 4,582,351 (G) -- 01/00 4,582,351
Shadowood Apartments (L)
1st mortgage 1,237,012 8.75% 30 years 01/00(D) 1,185,348
2nd mortgage 1,058,831 (G) -- 01/00 1,058,831
Towers of Westchester Park (L)
1st mortgage 2,579,825 8.75% 30 years 01/00(D) 2,472,078
2nd mortgage 14,438,833 (G) -- 01/00 14,438,833
7. MORTGAGE LOANS PAYABLE - (continued)
Principal Principal
Balance At Balance
December 31, Imputed Interest Period Maturity Due At
Property 1995 Interest (A) Rate Amortized Date Maturity
Terrace Gardens (L)
1st mortgage 2,277,831 8.75% 30 years 01/00(D) 2,182,696
2nd mortgage 1,514,838 (G) -- 01/00 1,514,838
Carlisle Square (L)
1st mortgage 1,115,201 8.75% 30 years 01/00(D) 1,068,624
2nd mortgage 300,000 (I) -- 01/00 300,000
Weatheridge Apartments (K)
1st mortgage 2,267,510 757,096 7.75% 37 years 05/15 (B) (C)
2nd mortgage 2,239,405 (J) -- 12/99 (B)
Watergate Apartments (L)
1st mortgage 2,206,910 8.75% 30 years 01/00(D) 2,114,737
2nd mortgage 1,156,767 (G) -- 01/00 1,156,767
Forest Ridge Apartments (L)
1st mortgage 2,148,946 8.75% 30 years 01/00(D) 2,059,194
2nd mortgage 2,220,533 8.75% 30 years 01/00(D) 2,127,791
3rd mortgage 3,128,583 (G) -- 01/00 3,128,583
Total $131,027,108 $2,904,550 $118,046,805
(A) Imputed interest represents the difference between the face value of
assumed mortgage loans and the current market value of these
obligations as determined by the 14% mortgage rate received from the
Beverly Hills Mortgage Corporation at the dates of purchase. The
book value of the real estate to which the debt relates was adjusted
by this difference. Imputed interest is being amortized over the
remaining lives of the related mortgage loans, using the effective
interest method. This amortization amounted to $198,859 in 1995,
$305,984 in 1994, $327,801 in 1993, and was included in mortgage
interest expense for the respective year.
(B) Three of the properties held at December 31, 1995, are encumbered by
first mortgage financing insured or held by HUD. One of the three
lenders has declared their HUD insured loan to be in default and has
elected to assign their mortgage to HUD Secretary for collection.
The second mortgages held by the FDIC are also in default.
(C) At maturity, the principal balance will be fully amortized.
(D) Pursuant to the terms of the Venture's Plan, the senior mortgages on
the Venture's non-HUD retained properties were modified effective
September 1, 1993 (see "Note 5"). The modified senior mortgages
provide for an interest rate of 8.75% per annum and a maturity date
of January 15, 2000. Payments are based on a thirty-year
amortization.
(E) The senior mortgage on the Venture's HUD retained property, which is
insured by HUD, was not modified.
(F) The senior liens formerly held by the FDIC on two of the Venture's
non-HUD retained properties were modified effective September 1,
1993, to accrue at 9% with monthly payments commencing October 1,
1993, of interest only at 7% on the restated FDIC notes' Agreed
Valuation Amount, as defined (see "Note 5"). The difference between
the 9% interest accrual rate and the 7% minimum interest rate shall
accrue, but not be added to principal, and bear interest at the 9%
note rate from and after the due date of each payment, compounded
monthly. All unpaid principal and accrued interest is due in full
on the January 15, 2000, maturity date.
(G) The junior liens formerly held by the FDIC on the Venture's non-HUD
retained properties were modified effective September 1, 1993, to
accrue at 10% with monthly payments commencing October 1, 1993, of
interest only at 7% on the restated FDIC notes' Agreed Valuation
Amount as defined (see "Note 5"). The difference between the 10%
interest accrual rate and the 7% minimum interest rate shall accrue,
but not be added to principal, and bear interest at the 10% note rate
from and after the due date of each payment, compounded monthly. All
unpaid principal and accrued interest is due in full on the January
15, 2000, maturity date.
(H) The retained property governed by HUD Regulatory Agreements will make
payments of interest only at 7% each April 1st following HUD's
approval of Surplus Cash Calculations prepared each December 31st.
(I) The junior lien mortgages on the Venture's retained properties
formerly held by the FDIC were modified effective September 1, 1993,
and mature January 15, 2000. At the modification date, the FDIC
reduced its claim on two of the non-HUD retained properties to
$300,000 per property evidenced by a non-interest bearing note.
(J) The interest rate terms for FDIC loans on non-retained properties
were not modified and are as follows:
Accrual Rate Pay Rate
14.5% through 1994 11.6271% through 2000
The accrual rate after 1994 through 2000 is the lesser of 15.5% or the
weekly average yield on United States Treasury Securities, as defined,
plus 2.75%. Interest payments may be made at a rate less than the pay
rate of the loan, depending upon the amount of cash flow at each property.
Any unpaid interest shall accrue, but not be added to principal, and bear
interest from and after the due date of the payment, compounded
semiannually. After the fifth year, through maturity, payments of
principal and interest are due based on a thirty year amortization schedule
at an interest rate of 11.6271%, with a balloon payment due at maturity;
however, if the property does not generate sufficient cash flow to cover
the principal and interest payments, amounts will be due based on cash
flow, at a minimum interest only rate of 7%.
(K) Represents property to be abandoned by the Venture in accordance with
the provisions of the Plan.
(L) Represents property to be retained by the Venture pursuant to the
Plan.
On October 28, 1995, the FDIC sold all of the debt it held related to the
retained properties to BlackRock Capital Finance, L.P. The debt amounts and
terms were not modified.
The Managing General Partner believes that it is not appropriate to use the
Venture's incremental borrowing rate for the debt as there is currently no
market in which the Venture could obtain similar financing. Therefore, the
Managing General Partner considers estimation of fair value to be
impracticable.
7. MORTGAGE LOANS PAYABLE - (continued)
Principal payments on mortgage loans payable during the next five years are
noted below. The 1996 amount includes the defaulted balances of $10,060,590
for the nonretained properties.
1996 $ 10,368,301
1997 334,705
1998 364,078
1999 396,044
2000 115,704,911
Thereafter 3,859,069
$131,027,108
8. NOTES PAYABLE
(a) The Venture executed a $29,000,000 purchase money subordinated note (the
"Assignment Note") payable to the VMS/Stout Venture in exchange for the
assignment by the VMS/Stout Venture of its interest in the contract of sale to
the Venture. The Assignment Note is collateralized by the pledge from Portfolio
I and Portfolio II of their respective interests in the Venture.
On November 17, 1993, VMS Realty Partners assigned its 50% interest in the VMS
Stout Joint Venture to the Partners Liquidating Trust which was established for
the benefit of the former creditors of VMS Realty Partners and its affiliates.
As a result of this assignment of interest, the Assignment Note and the Long-
Term Loan Arrangement Fee Note (see below) are no longer classified as notes
payable to related parties.
The stated rate of interest on the Assignment Note (prior to modification by the
Plan) was 12% per annum (compounded semi-annually) with monthly payments of
interest only at a rate of 6%. Monthly payments on this note were discontinued
in May 1990, and the accrual of interest was discontinued after the February 22,
1991, petition filing date. Additionally, effective April 10, 1991, VMS Realty
Partners waived its right to collect interest on its portion of the Assignment
Note.
Pursuant to the Plan, the allowed claim for the Assignment note and related
interest was $46,284,819; $3,475,000 of this amount was paid in October 1993 in
accordance with the terms of the Plan. The Venture also executed a $4,000,000
promissory note payable dated September 1, 1993 to ContiTrade Services
Corporation (ContiTrade note) which bears interest at 5% per annum. This note
represents a prioritization of payment to ContiTrade and did not represent the
assumption of any additional debt. The ContiTrade note matures on January 15,
2000, and is collateralized by a Deed of Trust, Assignment of Rents and Security
Agreement on each of the Venture's retained complexes. Accrued interest on the
ContiTrade note at December 31, 1995, is $466,667.
The remaining $42,809,819 of the Assignment Note is non-interest bearing and is
payable only after payment of debt of higher priority, including mortgage notes
due to senior lien holders and junior mortgages payable to the FDIC. Pursuant
to SOP 90-7, the Assignment Note, the Long-Term Loan Arrangement Fee Note (as
defined below) and related accrued interest were adjusted to the present value
of amounts to be paid using an estimated current interest rate of 11.5%.
Accordingly, the Venture recognized an extraordinary gain on extinguishment of
debt of $21,491,232 in 1993. Interest expense is being recognized through the
amortization of the discount which totaled $2,877,750, $2,566,524 and $597,033
in 1995, 1994 and 1993, respectively.
(b) The Venture executed a $3,000,000 unsecured, nonrecourse promissory note,
the "Long-Term Loan Arrangement Fee Note" payable to the VMS/Stout Venture as
consideration for arranging long-term financing.
The stated rate of interest on this note prior to modification by the Plan is
10% per annum, payable on a monthly basis. Monthly interest payments on this
Note were discontinued in May 1990. Additionally, the accrual of interest on
this Note was discontinued after the February 22, 1991, petition filing date.
Pursuant to the Plan, the entire $3,000,000 principal balance plus $250,000 in
unpaid accrued interest was granted as an allowed claim. None of this balance
bears interest, and the balance is payable only after debt of a higher priority,
including senior and junior mortgage loans.
8. NOTES PAYABLE - (continued)
(c) The Venture executed a $3,190,000 nonrecourse promissory note payable to
the Seller ("Stout Note") as additional consideration for the sale of the
properties in 1984 which was collateralized by a letter of credit for
$3,190,000.
The Venture discontinued scheduled monthly interest payments in May 1990 on the
Stout Note. As a result, in July 1990 all three holders drew on the Letter of
Credit for the principal note balances due. The drafts under the Letter of
Credit bear interest at prime plus 5% and were due upon funding.
The accrual of interest on this Letter of Credit was discontinued after February
22, 1991.
Pursuant to the Plan, the entire amount of the allowed claim for the Letter of
Credit, $3,504,874, was paid in full in October 1993.
9. INCOME TAXES
The Partnership has received a ruling from the Internal Revenue Service that it
will be classified as a partnership for Federal income tax purposes.
Accordingly, no provision for income taxes is made in the combined financial
statements of the Partnership. Taxable income or loss of the Partnership is
reported in the income tax returns of its partners.
The following is a reconciliation of reported net income and Federal taxable
income:
1995 1994 1993
Net income as reported $15,625,786 $ 2,890,481 $ 92,528,622
Depreciation and amortization
differences (2,342,407) (2,647,071) (5,136,984)
Prepaid rent (24,220) 86,697 --
Accrued audit (124,820) 127,435 --
Unapplied cash 32,503 289,193 --
Gain on foreclosure (639,597) 8,591,365 148,446,614
Management fees -- (121,478) (586,584)
Mortgage interest expense (32,746) 1,179,782 (16,464,089)
Write-down of fixed assets 7,212,315 2,968,413 --
Other 1,677,899 1,047,217 509,716
Cancellation of debt income -- -- (48,899,783)
Professional fees -- -- 467,554
Federal taxable income $21,384,713 $14,412,034 $170,865,066
The following is a reconciliation between the partnership's reported
amounts and Federal tax basis of net assets and liabilities at December
31, 1995:
Net assets as reported $(147,213,520)
Land and buildings 19,690,363
Accumulated depreciation (43,993,647)
Syndication costs (17,649,849)
Deferred gain 54,052,737
Loan costs 1,165,198
Other deferred costs 9,600,920
Other 2,060,396
Notes Payable 4,881,954
Subscription note receivable 2,112,632
Mortgage payable (51,995,377)
Accounts payable - Affiliates 8,453,757
Net assets - Federal tax basis $(158,834,436)
10. TRANSACTIONS WITH AFFILIATES AND RELATED PARTIES
(a) The Venture entered into agreements with affiliates of the Managing
General Partner to provide asset management services at a fee equal to
1.5% (.5% to 1.5% for HUD properties) of monthly gross revenues.
Subsequent to the February 22, 1991, bankruptcy filing, payment of
these fees had been restricted by Bankruptcy Court approvals.
Pursuant to the terms of the Venture's Plan, asset management fees of
$1,734,100 for services rendered through September 30, 1993, were
approved by the Bankruptcy Court as allowed claim payments. All
affiliated asset management fees in excess of the allowed claim
payments were written off as of September 30, 1993. Fees of $950,000
were approved for immediate payment and were paid in 1993. In
addition, payments of $82,000 and $116,343 were made in 1995 and
1994, respectively. The remaining 585,757 prepetition portion of the
allowed claim may be paid only from available partnership cash
sources. Effective October 1, 1993, the Venture entered into an
asset management agreement with Insignia in conjunction with the
implementation of the Plan (see "Note 5").
Various nonaffiliated management companies have managed the properties
since September 1991. Accordingly, no affiliated property management
fees were incurred or paid in 1993; however, prepetition property
management fees of $356,108 were approved by the Bankruptcy Court for
payment to an affiliate. This allowed claim may be paid only from
available partnership cash and remains unpaid at December 31, 1995.
(b) Certain affiliates of the General Partners and the VMS/Stout Venture
may be entitled to receive various fees upon disposition of the
properties. These fees will be paid from the disposition proceeds and
are subordinated to the distributions required by the Plan. There
were no property dispositions for which proceeds were received
through December 31, 1995.
(c) Prior to 1994, an affiliate of the Managing General Partner was
reimbursed for accounting, due diligence, data processing, and other
departmental costs, along with partnership travel, communication and
certain overhead expenses of staff engaged in analysis and operation
of Portfolio I, Portfolio II, the Venture and each of the Venture's
operating properties.
10. TRANSACTIONS WITH AFFILIATES AND RELATED PARTIES (continued)
These services were performed by Insignia in 1994 and 1995 (See "Note 5").
A portion of the 1994 reimbursements received by Insignia were assigned to
an affiliate of the General Partner. The total reimbursable costs paid to
an affiliate of the General Partner included on the Combined Statements of
Operations for the years ended December 31, 1994 and 1993 amounted to
$94,681 and $684,982, respectively. Payment of these reimbursable costs
during the bankruptcy proceedings was restricted to $25,000 per month
pursuant to court-approved cash collateral orders. No such payments were
made in 1993, 1994 and 1995; however $754,957 in prepetition reimbursable
costs was approved for payment as part of the Plan. This claim, which
remains unpaid as of December 31, 1995, may be paid from partnership cash
only. The remainder of reimbursable costs payable to affiliates not
allowed by the Bankruptcy Court were written off as of September 30, 1993.
(d) Under the terms of the Venture agreement, the Managing General Partner and
its affiliates provided management and other services to the Venture
through December 31, 1991. Pursuant to the Plan, a prepetition portion of
fees totalling $583,333 was approved for payment from available partnership
cash. No payments of these fees have been made during 1995, 1994 or 1993.
The portion of these fees not allowed by the Bankruptcy Court were written
off.
(e) The Venture has engaged affiliates of Insignia to provide day-to-day
management of the Venture's properties and to provide all partnership
administrative functions under an agreement which provides for property
management fees equal to 4% of revenues on each property and asset
management fees of $500,000 for the Venture in total. For the period from
October 1, 1993, through July 14, 1994, Insignia assigned a portion of
these fees to an affiliate of the General Partner. Payments to this
affiliate under this assignment were approximately $93,000 in 1994.
11. EXTRAORDINARY GAIN ON EXTINGUISHMENT OF DEBT
The Combined Statements of Operations for the year ended December 31, 1995,
1994 and 1993 reflect the foreclosures of 5, 4, and 19 of the Venture's
properties, respectively. As a result of these foreclosures, the following
liabilities and assets were written off:
1995 1994 1993
Mortgage Principal Payable $ 22,073,873 $ 23,319,976 $ 127,254,212
Accrued Interest Payable 25,636,250 16,489,517 50,563,155
Other (644,941) (368,417) (115,407)
Investment in Properties (23,453,223) (22,857,797) (129,722,640)
Accumulated depreciation 10,985,570 10,834,945 53,641,232
Extraordinary Gain $ 34,597,529 $ 27,418,224 $ 101,620,552
Additionally, as a result of the implementation of the Venture's Plan of
Reorganization, certain liabilities compromised by the Plan were adjusted in
1993 to the present value of amounts to be paid determined at appropriate
current interest rates. As a result, the Venture realized a gain in 1993 on
extinguishment of debt on the retained properties as follows:
FDIC mortgages $ 9,972,239
Accrued interest on former FDIC mortgages 55,215,496
Notes payable 21,491,232
Other 2,893,882
Extraordinary Gain 89,572,849
Less portion of gain deferred (54,052,737)
Extraordinary gain realized $ 35,520,112
Pursuant to the Plan, the mortgages formerly held by the FDIC were modified
effective September 30, 1993. For 15 of the 17 retained properties, the face
value of the note was restated to the Agreed Valuation Amount (see "Note
5").Under the terms of the restated notes, the FDIC may reinstate the full claim
which was in place at the petition filing date upon the default of any note.
The restated notes are cross-collateralized; however, they are not cross-
defaulted. As a result, the Venture deferred $54,052,737 of this extraordinary
gain on extinguishment of debt and recognized an additional $35,520,112 in
1993. On October 28, 1995, the FDIC sold all of the debt it held related to the
retained properties to BlackRock Capital Finance, L.P. The debt amounts and
terms were not modified.
12. CONTINGENCIES
The Venture and certain affiliates of the Venture, including the Managing
General Partner and certain officers and directors of the Managing General
Partner, are parties to certain legal proceedings pending at December 31,
1995. The legal proceedings in which the Venture is included relate
primarily to the limited partners' investment in the Venture. The adverse
outcome of any one or more legal proceedings against the Venture or any of
its affiliates which provide financial support or services to the Venture
could have a materially adverse effect on the present and future operations
of the Venture. The eventual outcome of these matters cannot be determined
at this time. Accordingly, no provision for any liability that may result
has been made in the financial statements.
13. INVESTMENT PROPERTIES SUBJECT TO ABANDONMENT
The Venture's investment in properties for which it obtained Bankruptcy
Court approval to abandon, and to which it still held legal title for two
of these properties at December 31, 1995, has been presented as "Investment
Properties Subject To Abandonment" on the Venture's Combined Balance Sheets
at December 31, 1995 and December 31, 1994. The extraordinary gain on the
extinguishment of debt for all of these properties will exceed the ordinary
loss from the write down of the net carrying values of these properties to
their estimated fair market values. Therefore, no allowance or provision
for the loss in asset value has been made in the Venture's Combined
Statements of Operations for the year ended December 31, 1995. Five of
these properties were foreclosed during 1995 (see "Note 11").
14. HUD CONTINGENCIES
The Venture, VMS Realty Management, Inc. and HUD are engaged in discussions
covering the appropriateness of certain Crosswood Park and Venetian Bridges
Grand Canal I disbursements totalling approximately $602,601 and $132,744,
respectively, made during the years 1987 through 1991. The parties are
attempting to resolve this issue, but the ultimate outcome cannot presently
be determined. The General Partner is vigorously defending its past
actions and does not believe the eventual outcome of these discussions
will have a material adverse effect on the operations of the Venture.
Given the General Partner's beliefs and the uncertainty regarding the
eventual resolution of the amounts in question, the responsible parties
and their ability to make repayment if deemed necessary, no adjustment has
been made to the Venture's combined financial statements concerning this
matter. Two of the non-retained HUD projects were involved in similar
discussions with HUD relating to $1,854,657 of inappropriate disbursements.
These matters were settled during 1994 with no effect on the Venture.
15. Investment Properties and Accumulated Depreciation
Initial Cost
To Venture
Buildings Provision to
Personal Subsequent Reduce to
Description Encumbrance Land Property Improvements Fair Value
BELLEVUE TOWERS APTS.
a 118 unit, 18 story apt. (a) $ 244,615 $ 3,993,783 $ 666,304 $(1,200,000)
complex in Memphis, TN
THE BLUFF APTS.
a 137 unit garden apt (a) 193,529 3,666,751 364,304 --
complex in Milwaukie, OR
BUENA VISTA APTS.
a 92 unit mid-rise apt. (a) 893,433 4,538,308 364,725 --
complex in Pasadena, CA
CARLISLE SQUARE APTS.
a 100 unit garden apt. (a) 717,373 2,696,542 449,069 --
complex in Albuquerque, NM
CASA DE MONTEREY APTS.
a 144 unit garden apt. (a) 868,860 6,135,744 615,932 --
complex in Norwalk, CA
CHAPELLE LE GRAND APTS.
a 105 unit apt. complex (a) 165,998 3,873,268 509,043 --
in Merrillville, IN
CROSSWOOD PARK APTS.
a 180 unit garden apt. (a) 611,229 8,597,396 1,267,635 (2,000,000)
complex in Citrus Heights, CA
FOREST RIDGE APTS. (a) $ 700,975 $6,930,231 747,905 --
a 278 unit garden apt.
complex in Flagstaff, AZ
MOUNTAIN VIEW APTS. (a) 1,289,513 8,489,942 741,263 --
a 168 unit apt. complex
in San Dimas, CA
NORTH PARK APTS. (a) 556,726 8,349,341 1,155,993 --
a 284 unit apt. complex
in Evansville, IN
PATHFINDER APTS. (a) 3,040,551 11,697,848 1,347,085 (1,250,000)
a 246 unit garden apt.
complex in Fremont, CA
SCOTCHOLLOW APTS.
a 418 unit apt. complex (a) 3,509,601 19,344,129 4,485,307 --
in San Mateo, CA
SHADOWOOD APTS.
a 120 unit apt. complex (a) 208,617 3,393,438 501,311 --
in Monroe, LA
SIERRA GARDENS APTS.
a 72 unti apt. complex (a) 338,429 2,510,278 238,379 --
in Riverside, CA
TERRACE GARDENS APTS.
a 126 unit townhouse apt. (a) 433,041 4,516,946 439,887 --
complex in Omaha, NE
TOWERS OF WESTCHESTER
PARK APTS.
a 303 unit apt. complex (a) 528,915 13,490,551 1,661,437 --
in College Park, MD
VISTA VILLAGE APTS.
a 220 unit garden apt. (a) 567,581 5,209,193 674,469 --
complex in El Paso, TX
WATERGATE APTS.
a 140 unit apt. complex (a) 262,622 5,624,947 927,299 --
in Little Rock, AR
WEATHERIDGE APTS.
a 144 unit garden apt.
complex in Camilius, NY (a) 220,640 4,006,771 315,280 --
Total 15,352,248 127,065,407 17,472,627 (4,450,000)
Gross Amount At Which Carried
At December 31, 1995
Buildings
And Related
Personal Year Date Depreciable
Description Land Property Total Depreciation Constructed Acquired Life-Years
BELLEVUE TOWERS $ 172,615 $ 3,532,087 $ 3,704,702 $ 2,141,666 1970 10/26/84 5-27.5
THE BLUFF APTS. 193,529 4,031,055 4,224,584 2,083,427 1968 10/26/84 5-27.5
BUENA VISTA APTS. 893,433 4,903,033 5,796,466 2,614,947 1972 10/26/84 5-27.5
15. Investment Properties and Accumulated Depreciation - (continued)
Gross Amount At Which Carried
At December 31, 1995
Buildings
And Related
Personal Accumulated Year Date Depreciable
Description Land Property Total Depreciation Constructed Acquired Life-Years
CARLISLE SQUARE APTS. $ 717,373 $ 3,145,611 $ 3,862,984 $ 1,604,624 1970 10/26/84 5-27.5
CASA DE MONTEREY APTS. 868,860 6,751,676 7,620,536 3,520,815 1970 10/26/84 5-27.5
CHAPELLE LE GRAND 165,998 4,382,311 4,548,309 2,172,780 1972 12/05/84 5-27.5
CROSSWOOD PARK APTS. 471,229 8,005,031 8,476,260 4,077,045 1977 12/05/84 5-29
FOREST RIDGE APTS. 700,975 7,678,136 8,379,111 3,813,172 1974 10/26/84 5-27.5
MOUNTAIN VIEW APTS. 1,289,513 9,231,205 10,520,718 4,430,480 1978 10/26/84 5-29
NORTH PARK APTS. $ 556,726 $ 9,505,334 $10,062,060 $ 4,795,789 1968 11/14/84 5-27.5
PATHFINDER APTS. 2,753,051 12,082,433 14,835,484 6,761,051 1971 10/26/84 5-27.5
SCOTCHOLLOW APTS. 3,509,601 23,829,436 27,339,037 12,394,229 1973 10/26/84 5-27.5
SHADOWOOD APTS. 208,617 3,894,749 4,103,366 1,962,722 1974 11/14/84 5-27.5
SIERRA GARDENS APTS. 338,429 2,748,657 3,087,086 1,298,405 1979 12/05/84 5-29
TERRACE GARDENS APTS. 433,041 4,956,833 5,389,874 2,543,855 1973 10/26/84 5-27.5
TOWERS OF WESTCHESTER 528,915 15,151,988 15,680,903 7,822,291 1971 10/26/84 5-27.5
PARK APTS.
VISTA VILLAGE APTS. 567,581 5,883,662 6,451,243 2,769,495 1971 10/26/84 5-27.5
WATERGATE APTS. 262,622 6,552,246 6,814,868 3,168,739 1972 10/26/84 5-27.5
WEATHERIDGE APTS. 220,640 4,322,051 4,542,691 2,243,649 1973 12/05/84 5-27.5
TOTAL $14,852,748 $140,587,534 $155,440,282 $ 72,219,181
(a) See description of Mortgage Loans Payable in "Note 7" of Notes to Combined
Financial Statements.
(b) The aggregate cost of land, building, personal property and improvements for
financial reporting purposes differs from Federal income tax purposes by the
imputed interest recorded at the various dates of acquisition. As a result
of the Venture's reorganization and related debt modification, the
aggregate cost for Federal income tax purposes of buildings and
improvements was downwardly adjusted in 1993. The aggregate costs of the
real estate for Federal income tax purposes at December 31, 1995 and 1994,
is $175,133,297 and $207,598,281, respectively. The accumulated
depreciation taken for Federal income tax purposes at December 31, 1995 and
1994, is $116,336,946 and $128,994,887, respectively.
(c) Reconciliation of Real Estate
1995 1994 1993
Balance at beginning of year $180,145,689 $204,479,778 $349,751,529
Additions during the year:
Improvements 2,414,765 3,408,356 4,031,722
Provision to reduce investment
properties to fair value (3,257,417) (3,774,071) (19,580,833)
Writeoff of properties due to
foreclosures (23,453,223) (22,857,797) (129,722,640)
Disposition of property (409,532) (1,110,577) --
Balance at End of Year $155,440,282 $180,145,689 $204,479,778
Reconciliation of Accumulated Depreciation
Balance at beginning of year $ 77,413,702 $ 82,330,456 $ 126,057,740
Depreciation expense for
the year 6,089,838 6,659,158 9,913,948
Writeoff of accumulated
depreciation on foreclosed
properties (10,985,570) (10,834,945) (53,641,232)
Disposition of property (298,789) (740,967) --
Balance at End of Year $ 72,219,181 $ 77,413,702 $ 82,330,456
Item 9. Changes in and Disagreements with Accountants on Accounting and
Financial Disclosure
None.
PART III
Item 10. Directors and Executive Officers of the Registrant
The Managing General Partner of Partnership I and Partnership II at December
31, 1995, was VMS Realty Investment, Ltd., an Illinois General Partnership.
Prudential-Bache Properties, Inc. was a minority General Partner of Partnership
I at December 31, 1995.
VMS Realty Investment, Ltd. is a limited partnership owned by Azel Realty
Corporation (100% owned by Robert D. Van Kampen), PRM Realty Corporation (100%
owned by Peter R. Morris), JAS Realty Corporation (100% owned by Joel A. Stone),
Brewster Realty Inc. (which is controlled by Messrs. Van Kampen and Stone) and
Residential Equities, Ltd. (which is 100% owned by Peter R. Morris) and XCC
Investment Corporation (a Delaware Corporation).
VMS Realty Partners ("VMS"), an affiliate of the General Partner, assisted the
Managing General Partner in the management and control of the Venture's affairs
through November 17, 1993, and Strategic Realty Advisors, Inc. ("SRA"), also an
affiliate of the General Partner, replaced VMS in assisting the Managing General
Partner effective November 18, 1993. VMS Realty Partners is an Illinois general
partnership whose partners are Van Kampen/Morris/Stone, Inc. (100% owned by
Robert D. Van Kampen, Peter R. Morris and Joel A. Stone), Residential Equities,
Ltd. (100% owned by Mr. Morris), XCC Investment Corporation (a subsidiary of
Xerox Credit Corporation) and Brewster Realty, Inc. (100% owned by Messrs. Van
Kampen and Stone). A substantial number of the officers of VMS are also
officers of entities affiliated with VMS. The principal executive officers of
VMS are the following:
Joel A. Stone ............. President and Chief Executive Officer and
Member of the Executive Committee
Peter R. Morris ........... Member of the Executive Committee
Robert D. Van Kampen ...... Member of the Executive Committee
Stuart Ross ............... Member of the Executive Committee
The principal executive officers of SRA are the following:
Joel A. Stone ............. President and Chief Executive Officer
Richard A. Berman ........... Senior Vice President/Secretary
Thomas A. Gatti ............. Senior Vice President
JOEL A. STONE, age 51, is President and Chief Executive Officer of Strategic
Realty Advisors, Inc., since November 1993. From the inception in 1981 of VMS
Realty Partners, he held the positions of President and then Chief Executive
Officer. Mr. Stone began his career as an Internal Revenue Agent and worked as
a certified public accountant and an attorney specializing in taxation and real
estate law. In 1972, Mr. Stone co-founded the certified public accounting firm
formerly known as Moss, Stone and Gurdak. In 1979, Mr. Stone joined the Van
Kampen group of companies, a privately held business engaged in investment
banking and in real estate activities. He served as Senior Vice President of
Van Kampen Merritt, Inc. until its sale to Xerox Corporation in 1984. An
alumnus of DePaul University, Mr. Stone earned a Bachelor of Science degree in
Accounting in 1966 and a Juris Doctorate in 1970. Mr. Stone is a member of the
Illinois Bar and a certified public accountant.
PETER R. MORRIS, age 46, is a member of the Executive Committee of VMS, and is
one of the three individuals owning the entities that own VMS. From July 1970
to June 1973, Mr. Morris was employed by Continental Wingate Company, Inc., a
firm engaged in the development of inner city housing projects, in the
capacities of Vice President/Finance, Director/Consulting Division and
Executive Assistant to the President. He has published a book and numerous
articles relating to real estate development and syndication. Mr. Morris has
been involved in the real estate and finance business with Messrs. Van Kampen
and Stone since 1977. He received a Bachelor of Arts degree (summa cum laude)
from Princeton University in 1971 and a Juris Doctorate (cum laude) from Harvard
Law School in 1975.
ROBERT D. VAN KAMPEN, age 57, is a member of the Executive Committee of VMS and
is one of the three individuals owning the entities that own VMS. Mr. Van
Kampen has been involved in various facets of the municipal and corporate bond
business for over 20 years. In 1967, he co-founded the company now known as Van
Kampen Merritt, Inc., which specializes in municipal bonds and acts as a sponsor
of unit investment trusts. The firm was sold to Xerox Corporation in January
1984. Mr. Van Kampen is a general partner of Van Kampen Enterprises. Mr. Van
Kampen received his Bachelor of Science degree from Wheaton College in 1960.
STUART ROSS, age 59, is a member of the Executive Committee of VMS. He is an
executive vice president of Xerox Corporation and chairman and chief executive
officer of Xerox Financial Services, Inc., a wholly owned subsidiary. Mr. Ross
joined Xerox in 1966 and has held a series of financial management positions.
He assumed his current position in May 1990. Prior to Xerox, Mr. Ross was a
financial representative for The Macmillan Publishing Company from 1963 to 1966,
and a public accountant for Harris, Kerr, Forster & Company from 1958 to 1963.
Mr. Ross is a director of Crum and Forster, Inc. and Ekco Group, Inc., and a
trustee of the State University of New York at Purchase. He received a bachelor
of science degree in accounting from New York University in 1958 and a master of
business administrative degree from the City College of New York in 1966. Mr.
Ross is a certified public accountant.
RICHARD A. BERMAN, age 44, is a Senior Vice President and General Counsel of
Strategic Realty Advisors, Inc. From 1986 through 1993, Mr. Berman was employed
by VMS Realty Partners and was First Vice President and Corporate Counsel.
Prior to joining VMS Realty Partners, Mr. Berman was a partner in the law firm
of Gottlieb and Schwartz with his practice concentrated in corporate and real
estate law. He received a Juris Doctorate from Northwestern University School
of Law (Cumlaude, 1976) and a Bachelor of Arts degree from the University of
Illinois (high honors, 1973). Mr. Berman is a member of the Illinois Bar.
THOMAS A. GATTI, age 39, is a Senior Vice President - Partnership Accounting of
Strategic Realty Advisors, Inc., effective November 18, 1993. Prior to this
time, Mr. Gatti was First Vice President - Partnership Accounting with VMS
Realty Partners, where he was employed since January, 1982. Prior to joining
VMS Realty Partners, he was with Coopers & Lybrand. Mr. Gatti received a
Bachelor of Science in Accounting from DePaul University in 1978. Mr. Gatti is
a Certified Public Accountant.
Prudential-Bache Properties, Inc.
Prudential-Bache Properties, Inc.("PBP"), pursuant to the Partnership
Agreement, does not participate in or exercise control over the affairs of the
Partnership.
The directors and officers of PBP are as follows:
James M. Kelso.................. President, Chief Executive Officer, Chairman
of the Board of Directors, and Director
Barbara J. Brooks............... Vice President - Finance and Chief Financial
Officer
JAMES M. KELSO, age 40, is the President, Chief Executive Officer, Chairman of
the Board of Directors and Director of PBP. He is a Senior Vice President of
Prudential Securities Incorporated ("PSI"). Mr. Kelso also serves in various
capacities for other affiliated companies. Mr. Kelso joined PSI in July 1981.
BARBARA J. BROOKS, age 46, is the Vice President-Finance and Chief Financial
Officer of PBP. She is a Senior Vice President of PSI. Ms. Brooks also serves
in various capacities for other affiliated companies. She has held numerous
positions within PSI since 1983. Ms. Brooks is a certified public accountant.
There are no family relationships among any of the foregoing directors or
executive officers. All of the foregoing directors and/or officers have
indefinite terms.
Legal Proceedings
See "Item 3, Legal proceedings", for a discussion of legal proceedings during
the past five years which may be material to an evaluation of the ability or
integrity of any of the aforementioned directors or officers and VMS Realty
Partners and its affiliates.
Item 11. Executive Compensation
None of the directors and officers of the General partner received any
remuneration from the Partnership.
Item 12. Security Ownership of Certain Beneficial Owners and Management
(a) Security ownership of certain beneficial owners.
No person owns of record or is known by the Partnerships to own
beneficially more than 5% of the outstanding Interests of either of
the Partnerships as of December 31, 1995.
(b) Security ownership of management.
No partners of VMS Realty Investment, Ltd. or officers or directors of
Prudential-Bache Properties, Inc., the general partners of the
Partnerships, own any Limited Partnership Interests in the Partnerships.
No general partners, officers or directors of the General Partners of the
Partnerships possess the right to acquire a beneficial ownership of
Interests of either of the Partnerships.
(c) Changes in Control.
The managing general partner of the Registrant is currently contemplating
an agreement with Insignia Financial Group, Inc. ("Insignia") whereby an
affiliate of Insignia would replace VMSRIL as the managing general partner
of the Partnerships.
Item 13. Certain Relationships and Related Transactions
See "Note 10" of the Notes to Combined Financial Statements for information
relating to transactions with affiliates.
PART IV
Item 14. Exhibits, Financial Statement Schedules, and Reports on Form 8-K
(a) The following combined financial statements of the Registrant are included
in Item 8:
Combined Balance Sheets at December 31, 1995 and 1994.
Combined Statements of Operations for the years ended December 31, 1995,
1994 and 1993.
Combined Statements of Changes in Partners' Deficit for the years ended
December 31, 1995, 1994 and 1993.
Combined Statements of Cash Flows for the years ended December 31, 1995,
1994 and 1993.
Notes to Combined Financial Statements
Schedules, other than those listed, are omitted for the reason that they
are inapplicable or equivalent information has been included elsewhere
herein.
The following items are incorporated:
Part V - Amended Restated Certificate and Agreement of:
Item 1(b)(i) Limited Partnership of VMS National Residential Portfolio I.
Item 1(b)(ii) Limited Partnership of VMS National Residential Portfolio
II.
Item 1(b)(iii) Joint Venture Agreement between VMS National Residential
Portfolio I and VMS National Residential Portfolio II.
(b) No reports on Form 8-K were filed during the quarter ended December 31,
1995.
(c) EXHIBIT INDEX
Exhibit No. Description
(3) and (21) Portions of the Prospectus of the Partnership dated May 15,
1986 as supplemented by Supplement Numbers 1 through 7 dated
December 18, 1986, February 11, 1987, March 31, 1987, August
19, 1987, January 4, 1988, April 18, 1988 and June 30, 1988
as filed with the Commission pursuant to Rule 424(b) and
(c), as well as the Restated Limited Partnership Agreement
set forth as Exhibit A to the Prospectus, are hereby
incorporated by reference, specifically pages 15 - 21, 44 -
68, 76, 86 - 90, 106 - 108, A9 - A13, A16 - A20 and
Supplements Numbers 1 and 2.
(10A) Stipulation Regarding Entry of Agreed Final Judgement of
Foreclosure and Order Relieving Receiver of Obligation to
Operate Subject Property - Kendall Mall is incorporated by
reference to the Form 10-QSB dated June 30, 1995.
(27) Financial Data Schedule
SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities
Exchange Act of 1934, the registrant has duly caused this report to be
signed on its behalf by the undersigned thereunto duly authorized.
VMS NATIONAL PROPERTIES JOINT VENTURE
(Registrant)
VMS National Residential Portfolio I
By: VMS Realty Investment, Ltd.
Managing General Partner
By: JAS Realty Corporation
Date: March 29, 1996 By: /s/Joel A. Stone
Joel A. Stone, President
Date: March 29,1996 By: /s/Thomas A. Gatti
Thomas A. Gatti
Senior Vice President and
Principal Accounting Officer
VMS National Residential Portfolio II
By: VMS Realty Investment, Ltd.
Managing General Partner
By: JAS Realty Corporation
Date: March 29, 1996 By: /s/Joel A. Stone
Joel A. Stone, President
Date: March 29, 1996 By: /s/Thomas A. Gatti
Thomas A. Gatti
Senior Vice President and
Principal Accounting Officer
Pursuant to the requirements of the Securities Exchange Act of 1934, this
report has been signed below by the following persons on behalf of the
registrant and in the capacities and on the dates indicated.
/s/Joel A. Stone President
Joel A. Stone
Senior Vice President and
Thomas A. Gatti Principal Accounting Officer