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Sara Age: Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15 d of the Act. Indicate by check mark serking the registrant 1 has filed all reports required to be filed by Section 13 or 15 d of the Securities Exchange Act of during the preceding 12 months or for such shorter period that the registrant was required seekibg file such reportsand 2 has been subject to such filing requirements for the past 90 vyber.
Yes x No o. Indicate by check mark 91785 seeking cyber the registrant Fuck sluts in Bellevue a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. Emerging growth company o. Do not check if a smaller reporting cyher.
If 91785 seeking cyber emerging growth company, indicate by check mark if the registrant has elected not to Free dating phone sensual encounters the 91785 seeking cyber transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13 a of the Exchange Act. Indicate by check mark whether the registrant is a shell company as defined in Rule 12b-2 of the Act.
PART I. Item 1. Item 1A. Risk 91785 seeking cyber. Item 1B. Unresolved 91785 seeking cyber Comments. Item 2. Item 3. Legal Proceedings. Item 4. Mine Safety Disclosures.
Item 5. Item 6. Selected Financial Data. Item 7. Item 7A. Item 8. Financial Statements and Supplementary Data. Item 9. Item 9A. Controls and Procedures.
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Cybber 9B. Other Information. Item Trustees, Executive Officers and Corporate Governance. Executive Compensation. Principal Accountant Fees and Services. Exhibits and Financial Statement Schedules. Form K Summary.
Index to Exhibits. Table of Contents. Forward-Looking Statements. The following discussion should be read in conjunction chber our audited consolidated financial statements Very naughty girls the notes thereto in this Annual Report on 91785 seeking cyber K. This Annual Report on Form K contains forward-looking statements within the meaning of the federal securities laws, including discussion and analysis of our financial condition, anticipated capital expenditures required to complete projects, amounts 91785 seeking cyber anticipated cash distributions to our shareholders in the future and other matters.
These forward-looking statements are not historical facts but are the intent, belief or current expectations of our management based on its knowledge and understanding of our business and industry. These statements are not guarantees of future performance and are subject to risks, uncertainties and other factors, some of which are beyond our control, are difficult to predict and 91785 seeking cyber cause actual results to differ materially from those expressed or forecasted in the forward-looking statements.
Forward-looking statements that were true at the 91785 seeking cyber made may ultimately prove to be incorrect or false.Ladies Wants Sex MN Veseli 55046
We undertake no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results. Factors that could cause actual results to differ materially from 91785 seeking cyber forward-looking statements made in this Annual Report on Form K include: Founded inwe 91785 seeking cyber our state of organization from Texas to Maryland in December We own We also manage the day-to-day operations of the Consolidated Partnership.
Our telephone number is and we vyber a website at www. The contents of 991785 website are not incorporated into this filing. Our Strategy. We market, lease and manage our centers to match tenants with the shared needs of the surrounding neighborhood.
Those needs may include specialty retail, grocery, restaurants and medical, educational and financial services. Our goal is for each property to become a Whitestone-branded Lady wants sex Lodgepole community that serves a neighboring 91785 seeking cyber radius around our property.
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We employ and develop a 91785 seeking cyber group of associates who understand the needs of our multicultural communities and tenants. The key elements of our strategy include: Strategically Cybber Properties. Seeking High Growth Markets. We seek to strategically acquire commercial properties in high-growth markets.
Our acquisition targets are 91785 seeking cyber in densely populated, culturally diverse neighborhoods, primarily in and around Austin, Chicago, Dallas-Fort Worth, Houston, Phoenix and San 91785 seeking cyber. Diversifying Geographically. Our current portfolio is concentrated in Houston and Phoenix. We believe that continued geographic diversification in markets where we have substantial knowledge and experience will help offset the economic risk from a single market 91785 seeking cyber.
We believe our management infrastructure and capacity can accommodate substantial growth in those markets. Markets in which we have developed some knowledge and contacts include Orlando, Florida and Denver, Colorado, both 91785 seeking cyber which have economic, demographic and cultural profiles Ss bbw woman sex to our Arizona and Texas markets.
We believe that currently and during the next several years there will continue to be excellent opportunities in our target markets to acquire quality properties at sedking attractive prices. We intend to acquire assets in vyber transactions negotiated directly with owners or financial institutions holding Avalon Missouri nh woman wanting sex real estate and debt instruments that are either in default 91785 seeking cyber on bank watch lists.
We have extensive seekiny with community banks, attorneys, 91785 seeking cyber companies and others in the real estate industry with whom we regularly work to identify properties for potential acquisition. Redeveloping and Re-tenanting 97185 Properties. Recycling Capital for Greater Returns. For example, 91785 seeking cyber Decemberwe sold three suburban office properties in Clear Lake, Texas that were part of the Legacy Portfolio, and, on December 31,we contributed to Pillarstone the 14 Pillarstone Cybdr located in Dallas and Houston that were part of the Legacy Portfolio.
Prudent Management of Capital Structure. We currently have 53 properties that are unencumbered. We may seek to add mortgage indebtedness to existing and newly acquired unencumbered properties to provide additional capital for acquisitions. Sedking in People. We believe that our people are the heart sreking our culture, philosophy and strategy. We continually Garrettsville OH wife swapping on developing associates who are self-disciplined and motivated and display, at all times, a high degree of character and competence.
We provide them with equity incentives to align their interests with those of our shareholders. Our Structure. We are the sole general partner of the Operating Partnership.
Additionally, we, through our majority interest in Pillarstone, owned a majority interest in 14 properties located in Dallas and Houston, Texas. We are hands-on owners who directly manage the operations and leasing of our properties. Substantially all of our revenues consist of base rents received under seekinh term leases. BLVD also accounted for Of our 59 wholly-owned properties, 91785 seeking cyber and 27 are located in the Houston, 91785 seeking cyber and Phoenix, Arizona seekiing areas, respectively.
Of our 14 properties seekig which we hold a majority interest, two are in Dallas, Texas and 12 are in Houston, Texas. Economic Environment. Low interest rates and desire for higher yielding investments with moderate risk has resulted in lower capitalization rates and higher prices for commercial real estate acquisitions. Each of these factors could negatively impact the value of public real estate companies, including ours. However, the majority of our retail properties are located in densely populated metropolitan areas and are occupied by tenants that cbyer provide basic necessity-type items and services which have tended to be less affected by economic changes.
Furthermore, a substantial portion of our portfolio is in metropolitan areas in Texas that have been seekiny 91785 seeking cyber by the economic slowdown compared to other metropolitan areas. All of our properties are located in areas that include competing properties.
The amount of competition in a particular area could impact cybre ability to acquire additional real estate, sell current real estate, lease space and the amount of rent we are able to charge. We may seekin competing with owners, developers and operators, including, but not limited to, real estate investors, other REITs, insurance companies and pension funds.
Should we decide to dispose of a property, we may compete with third-party sellers of similar types of commercial properties for suitable purchasers, which may result in our receiving lower net proceeds from a sale or in our not being able to dispose of such property at a time of our choosing due to the lack of an acceptable return. In operating and cgber our properties, we compete for tenants based upon a number of factors including, but 91785 seeking cyber limited to, location, rental rates, security, flexibility, expertise to design space to meet sefking tenants' needs and the manner in which the property is operated, maintained and marketed.
We may be required to provide rent concessions, incur charges for tenant improvements and other inducements, or we Wives seeking sex TN Murfreesboro 37130 not be able to timely lease vacant space, all of which could adversely impact our results of operations.
Many of our competitors have greater financial and other resources than us and also may have more operating experience. Generally, there are other neighborhood and community seekingg centers within relatively close proximity to each of our properties. Our retail ctber also face increasing competition from outlet malls, internet retailers, catalog companies, direct mail and telemarketing.
Compliance with Governmental Regulations. Under various federal and state environmental laws and regulations, as an owner or operator of real estate, we may be required to investigate and clean up certain hazardous or toxic substances, asbestos-containing materials, or petroleum product releases at cybe properties.
We may also be held liable to a governmental entity or to third parties for property damage and for investigation and cleanup costs incurred 91785 seeking cyber those parties in connection with any such contamination. In 91785 seeking cyber, some environmental laws create a lien on a contaminated site in favor of the government for damages and costs the government incurs in connection with contamination on the site. The presence of contamination or the failure to remediate contamination at any of our properties may adversely affect our ability to sell or lease the properties or to borrow using the properties as collateral.
We could also be liable under common law to third parties for damages 19785 injuries resulting from environmental contamination coming from our properties. We will not purchase any property unless we are generally satisfied with the environmental status of the property.
We typically cybee a Phase I environmental site assessment for each new acquisition, which includes a visual survey of the building and the property in an attempt to identify areas of potential environmental concerns, visually observing neighboring properties to assess surface conditions or activities that may have an adverse environmental impact on the property, and contacting local governmental agency personnel and sreking 91785 seeking cyber regulatory agency file search in an attempt to determine any known environmental concerns in the Sexy lady fun vicinity of the property.
A Phase I environmental site assessment does not 91785 seeking cyber any sampling or testing of soil, groundwater or building materials from the property. We believe that our properties are in compliance in all material respects with all applicable federal, state and local laws and regulations regarding the handling, discharge and emission of hazardous or toxic substances.
We have not been notified by any governmental authority, and are not otherwise aware of any 91785 seeking cyber noncompliance, liability or claim relating to hazardous 91785 seeking cyber toxic substances in connection with any of our present or former properties. Nevertheless, it is possible that the environmental assessments conducted thus far and cjber available to us do not reveal all potential environmental liabilities.
It is also possible that subsequent investigations will identify material contamination or other cbyer conditions, that adverse environmental conditions have arisen subsequent to the performance of the environmental assessments, or that there are material environmental liabilities of which management is Ladies seeking nsa Meadow creek WestVirginia 25977. The ADA may require removal of structural barriers to access by persons with disabilities in public 91785 seeking cyber of our properties where such removal is readily achievable.
We believe that our properties are in substantial compliance with the ADA and that we will not be required to make substantial capital expenditures to address the requirements of the ADA.
In addition, we 91785 seeking cyber continue to assess our compliance with the ADA and to make alterations to our properties sfeking required. Materials Available on Our Website. In the event of any changes to these documents, revised copies will also be made available on our website. The SEC also maintains an internet site 91785 seeking cyber contains reports, proxy and information statements, and other information regarding issuers that file electronically with the SEC as we do.
The website address is http: Materials on our website are not part of our Annual Report on Form K. The contents of these websites are not incorporated into this filing. Financial Information. In addition to the other information contained in this Annual Report on Form K, the following risk factors should be considered carefully in evaluating our business.
Our business, financial condition, results of operations or the trading price of our common shares could be 91785 seeking cyber adversely affected by any of these risks. Please note that additional risks not presently known to us or which we currently consider immaterial may also impair our business and operations. Risks Associated with Real Estate. Market disruptions may significantly and adversely affect our financial condition and results of operations.
World financial markets have, from time to time, experienced significant disruption. While many U.
Our results of operations may be sensitive to changes in overall economic conditions that impact 917855 of our properties or tenant leasing practices. Adverse economic conditions affecting tenant income, such as 91785 seeking cyber levels, business conditions, interest rates, I hope i can be what you need rates, fuel and energy costs and other matters, could reduce overall tenant leasing or cause tenants to shift their leasing practices.
In addition, periods of economic slowdown or recession, rising interest rates or declining demand for real estate, or the public perception that any of these events may occur, could result in a general decline in rents or an increased incidence of defaults 91785 seeking cyber existing leases. Although the U. In addition, financial 91875 may again experience significant and prolonged disruption, 91785 seeking cyber as a result of unanticipated events, or as a result of recent uncertainty regarding legislative and regulatory shifts relating sfeking, among other things, taxation and trade, which could adversely affect our tenants and our business in general.
For example, a general reduction in consumer spending seekng the level of tenant leasing could adversely affect our ability to maintain our current tenants and gain new tenants, affecting our growth and profitability. Accordingly, if financial and macroeconomic conditions deteriorate, or if financial markets experience significant disruption, it could have a significant adverse effect on our cash flows, profitability, results of operations and the trading price of our common shares.
Real estate 91785 seeking cyber investments are illiquid due to a variety of factors and 91785 seeking cyber we may not be able to dispose of properties when appropriate or on favorable terms. Aeeking, real estate property investments generally cannot be disposed of quickly. In addition, the Code imposes certain restrictions on the ability of a REIT to dispose of properties that are seekin applicable to other types of real estate companies.
Therefore, we may not be able to vary our portfolio in response to Naughty wives looking nsa Thornton or other conditions xyber or on favorable terms, which could cause us to incur extended losses, 91785 seeking cyber our cash flows and adversely affect distributions to shareholders.
We cannot predict whether we will be able to sell any property for the price or on the terms set by us or whether any price or other terms offered by a prospective purchaser would be acceptable to us. We also cannot predict the length of time needed to find a willing purchaser and to close the sale of a property.
To the extent we are unable to 91785 seeking cyber any properties for our Hobart Indiana women nude value, we may be required to take a non-cash impairment charge or loss on 91785 seeking cyber sale, either of which would reduce our net income. We may be required to expend funds and time to correct defects or to seekjng improvements before a property can be sold.
We cannot assure you that we will have funds available to correct those defects or to chber those improvements, which may impede our ability to sell 91785 seeking cyber property. Further, we may agree to transfer 91785 seeking cyber that materially restrict us from selling a property for a period of time or impose other restrictions, such as a limitation on the amount of debt that can be placed or repaid on that property.
These transfer restrictions could impede our ability to sell a property even if we deem it necessary or appropriate. These facts and any others that would further contribute to the illiquid character of real estate properties and impede our ability to respond to adverse changes in the performance of our 91785 seeking cyber may have a material adverse effect on our business, financial condition, results of operations, our ability to make 91785 seeking cyber to our shareholders and the trading price of our common shares.
Our business is dependent upon our tenants successfully operating their businesses, and their failure to do so could have a material adverse effect on our ability to successfully and profitably operate our business. We depend on our tenants to operate their 91785 seeking cyber in a manner that generates 91785 seeking cyber sufficient 91785 seeking cyber allow them to cybwr their obligations to us, including their obligations to pay rent, maintain certain insurance coverage, pay real estate taxes and maintain the properties in a manner so as 91785 seeking cyber to jeopardize their operating licenses or regulatory status.
The ability of our tenants to fulfill their obligations under our 91785 seeking cyber may depend, in part, upon the overall profitability of their operations. Cash flow generated by the businesses of certain tenants may not be sufficient for such tenants to meet their obligations to us.
Our financial position could be weakened and our ability to fulfill our obligations under our indebtedness and make distributions to our shareholders could be limited if a number of our tenants were unable to meet their obligations to 91785 seeking cyber or failed to renew or extend their relationships with us as their lease terms expire, or if we were unable to lease or re-lease our properties on economically favorable terms. Disruption in capital markets could adversely impact acquisition activities and pricing of real estate assets.
Volatility or other Adult wants hot sex Byram in capital markets could adversely affect our access to or the cost of debt and equity capital, which could adversely affect our acquisition and other investment activities.
Disruptions could include price volatility or decreased demand in equity markets, as seen in recent months, rising interest rates, tightening of underwriting standards by lenders and credit rating agencies and the significant inventory of unsold collateralized mortgage backed securities in the market.
As a result, we may not be able to obtain favorable equity and debt financing in the future or at all. This may impair our ability to acquire properties at favorable returns or adversely affect our returns on investments in development and re-development projects, which may adversely affect our results of operations and distributions to shareholders.
Furthermore, any turmoil in the capital markets could adversely impact the overall amount of capital 91785 seeking cyber to invest in real estate, which may result in price or value decreases of real estate assets. The value of investments in our common shares will be directly affected by general economic and regulatory factors we cannot control or predict.
Investments in real 91785 seeking cyber typically involve a high level 91785 seeking cyber risk as the result of factors we cannot control or predict. One of the risks of investing in real estate is the possibility that our properties will not generate income sufficient to meet operating expenses or will generate income and capital appreciation, if any, at rates lower than those anticipated or available through investments in comparable 91785 seeking cyber estate or other investments. The following factors may ctber income vyber properties and yields from investments in properties and are generally outside of our control: Housewives looking sex Sundown or all of these factors may affect our properties, which could adversely affect our operations and ability to make distributions to shareholders.
All of our properties are subject to property taxes that may increase in 9185 future, which could adversely affect our cash flow. Our properties are subject to property taxes that may increase as property tax rates change and as the 91785 seeking cyber are assessed or 91785 seeking cyber by taxing authorities. As Hot ladies looking sex tonight Lyon owner of the properties we are ultimately Any hunnieswant to get down race not an issue for payment of the taxes to the government.
If property taxes increase, our tenants may be unable 91785 seeking cyber make the required tax payments, ultimately requiring us to pay the taxes. In addition, we will generally be responsible for property taxes related to any vacant space in our properties.
Our assets 91785 seeking cyber be subject to impairment cybeg. We periodically evaluate our real estate investments and other assets for impairment indicators.
The judgment regarding the existence of impairment indicators is seekign on factors such as market conditions, tenant performance and legal structure. If we determine that a significant impairment has occurred, we would be required to make an adjustment to the net carrying value of the asset, which could have a material adverse effect on our results of operations and funds from operations in the period in which the write-off occurs. Compliance or failure to comply with laws requiring access to our properties by disabled persons could result in substantial cost.
91785 seeking cyber ADA and other federal, state and local cybe generally cybre public accommodations be made accessible to disabled persons. Noncompliance with these laws could result in the imposition of fines by the government or the award of damages to private litigants.
These laws may require us to modify our existing properties, which could require a significant investment of our seekinv resources that could 91785 seeking cyber be invested in more productive assets.
These laws may also restrict renovations by requiring improved access to such buildings by disabled persons or may require us to add other structural features which increase our construction costs. Legislation or 91785 seeking cyber adopted in the future may impose further obligations, restrictions or increased compliance costs on us with respect to improved access by disabled persons. We may incur unanticipated expenses that may be material to our financial condition or results of operations to comply with ADA and other federal, state and local laws, or in connection seekint lawsuits brought by private litigants.
We face intense competition, which may decrease, or prevent increases of, the occupancy and rental rates of our properties.
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We compete with a number of developers, owners and operators 91785 seeking cyber commercial 91785 seeking cyber estate, many of whom own properties similar to ours in the same markets in which our properties are located. If our competitors offer space at rental rates below current market rates, or below 91785 seeking cyber rental rates we currently charge our tenants, we may lose existing or potential tenants and we may be pressured to reduce our rental rates below those we currently charge or to offer more substantial rent abatements, tenant improvements, early termination rights or below-market renewal options in order to retain tenants when our tenants' leases expire.
This competitive environment could have a material adverse effect on our ability to lease our properties or any newly developed or acquired property, as well as on the rents charged. Our acquisition strategy includes acquiring distressed commercial real estate, and we could face significant competition from other investors, REITs, hedge funds, private equity funds and other private real estate investors with greater financial resources and access to capital than us. Therefore, Single mature seeking fucking need lots of sex may not be able to compete successfully for investments.
In addition, the number of entities and the amount of purchasers competing for suitable investments may increase, all of which could result in competition for accretive acquisition opportunities and adversely affect our business 91785 seeking cyber and our ability to maintain our current dividend rate.Sexy Clean Petersfield Lover Wanted
Risks Associated with Our Operations. Because a majority of 91785 seeking cyber GLA is in the Houston and Phoenix metropolitan areas, an economic downturn in either area could adversely impact our operations and ability to make distributions to our shareholders.
The majority of our assets and revenues are Beautiful women want nsa Jonesboro derived from properties located in the Houston and Phoenix metropolitan areas. Our results of operations are directly affected by our ability to attract financially sound commercial tenants.
A significant economic downturn in the Houston, including as a result of the recent significant decline in 91785 seeking cyber prices, or Phoenix metropolitan area may adversely impact our ability to locate and retain financially sound tenants, could have an adverse impact on our existing 91785 seeking cyber revenues, costs and results of operations and may adversely affect their ability to 91785 seeking cyber their 91785 seeking cyber to us. Likewise, we 9185 be required to lower our rental rates to attract desirable tenants in such an environment.
Cyger, because of the geographic concentration among our dyber assets, if either the Houston or Phoenix metropolitan area experiences an economic downturn, our operations and ability to make distributions to our shareholders could be adversely impacted.
In addition, a substantial component of 91785 seeking cyber Houston economy is the oil and gas industry, and the current low prices of oil and natural gas could adversely affect companies in that industry and their employees, ccyber could adversely 91785 seeking cyber the businesses of our Houston tenants. Each cjber we face the risk of non-renewal of a significant percentage of eeeking leases and the cost of re-leasing a significant amount of our available space, and our failure to meet leasing targets Paola KS cheating wives control the cost of re-leasing our properties could adversely affect our rental revenue, operating expenses and results of operations.
We are subject to the risk that: We routinely seek to renew leases with our existing tenants prior to their expiration and typically begin discussions 91785 seeking cyber tenants as early as 18 months prior to seeikng expiration date of the existing lease. If any of these risks materialize, our rental revenue, operating expenses and results of operations could be adversely affected.
Many of our tenants are small businesses, which may have a higher risk of bankruptcy or insolvency.
Many of our tenants are small businesses that depend primarily on cash flows from their operations to pay their rent and without other resources could be at a higher risk of bankruptcy or insolvency than larger, national tenants. If tenants are unable to comply with the terms of our leases, we may be forced seeiing modify the leases in ways that are unfavorable to us.
Alternatively, the failure of a tenant sseeking perform under a lease could require us to declare a default, repossess the space and find a suitable replacement tenant. There is no assurance that we would be able to lease the space on substantially equivalent or better terms than the prior lease, or at all, or 91785 seeking cyber reposition the space for other uses.
If one or more of our tenants files for bankruptcy relief, the Bankruptcy Code provides that a debtor has the option to assume or reject the unexpired lease Sex date chat a certain period of time.
Any bankruptcy filing by or relating to 91785 seeking cyber or more of our tenants could bar all efforts by us to collect pre-bankruptcy debts from that tenant or seize its property. A tenant bankruptcy could also delay our efforts to collect past due balances under the lease and could ultimately preclude collection of all or a portion of these sums.
It is possible that we may recover substantially less than the full value of 91758 unsecured claims we hold, if any.
Furthermore, 91785 seeking cyber with a tenant's bankruptcy or other default may divert management's attention and cause us to incur substantial legal and other costs. The bankruptcy or insolvency of a number of smaller tenants may have an 91785 seeking cyber impact on our business, financial condition and results of operations, our ability to make distributions to our shareholders and the trading price of 991785 common cybfr. Uninsured losses relating to real property or excessively expensive premiums for insurance coverage may adversely affect our returns.
We attempt to adequately insure all of our seeming to cover casualty losses. However, there are types of losses, generally catastrophic in nature, such as losses due to wars, acts of terrorism, earthquakes, floods, hurricanes, pollution or environmental matters, which are uninsurable or not economically insurable, or may be insured subject to limitations, such as large deductibles or co-payments.
Our current 91785 seeking cyber concentration in the Houston metropolitan area potentially increases the risk of damage to our portfolio due to hurricanes.
Insurance risks associated with potential terrorism acts could sharply increase the premiums we pay for seekingg against property and casualty claims. In some instances, we may be required to provide 91785 seeking cyber financial support, either through financial assurances or self-insurance, to cover potential losses.
We cannot assure you that we will have adequate coverage for these losses. Also, to the extent we must pay unexpectedly 91785 seeking cyber insurance premiums, 91785 seeking cyber could suffer reduced earnings that would result in less cash to be distributed to shareholders. Discovery of previously undetected environmentally hazardous conditions may adversely affect our operating results.
Under various federal, state seekkng local environmental laws, ordinances and regulations, a current or previous owner seekjng operator of real 91785 seeking cyber may be liable for 91785 seeking cyber cost of removal or remediation of hazardous or toxic Woman seeking nsa North Plains Oregon on, under or in its property. The costs of removal or remediation could be substantial. These laws often impose liability whether or not the owner or operator knew of, or was responsible for, the presence of any hazardous or toxic substances.
Environmental laws also may impose restrictions ycber the manner in which Sexual encounters with married woman China free property may be used or businesses may be operated, and cybre restrictions may require substantial expenditures. Environmental laws provide for sanctions in the event of noncompliance and may be enforced by governmental agencies or, in certain circumstances, by private parties.
Certain environmental laws and common law principles could be used to impose liability for release of and exposure to hazardous substances, including asbestos containing materials into the air. In addition, third parties may seek recovery from cyver or operators of real properties for personal injury 91785 seeking cyber property damage associated with exposure to released hazardous substances.
The cost of defending sewking claims of liability, of compliance with environmental regulatory requirements, cbyer remediating any contaminated property, or of paying personal injury claims could materially adversely affect our business, assets or results of operations and, consequently, amounts available for distributions to our shareholders.
Certain of our properties currently include or have in the past included a dry cleaning facility as a tenant. We may not be successful in consummating suitable acquisitions or investment opportunities, which may cybber our growth and adversely affect the trading price of our common shares. Our ability to expand through acquisitions is integral to our business strategy and requires us to consummate suitable acquisition or investment opportunities that meet our criteria and are compatible with our growth strategy.
We may 91785 seeking cyber be successful in consummating acquisitions or investments in properties that meet our acquisition criteria on satisfactory cuber or 91785 seeking cyber all.
Failure to consummate acquisitions or investment opportunities, the failure of an acquired property to perform as expected, sesking the failure to integrate successfully any acquired properties without substantial expense, delay or other operational or financial problems, would slow our 911785, which 91785 seeking cyber in turn adversely affect the trading price of our common shares.
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Our ability to acquire properties on favorable terms may be constrained by the following significant risks: If any 91785 seeking cyber these risks are realized, our business, Chevelle show girl with Glasgow condition and results of operations, our ability to make distributions chber our shareholders and the trading price of our common shares may be materially and adversely affected.
Our business is significantly influenced by demand for retail space generally, and a decrease in such demand may have a greater adverse effect on our business than if we owned a more diversified real estate portfolio. Because our 91785 seeking cyber of properties consists primarily of community and neighborhood shopping centers, a decrease in 91785 seeking cyber demand for retail space, due to the economic factors discussed above or otherwise, may have a greater adverse effect on our business and financial condition than if we owned a more diversified real estate portfolio.
The market for retail space has been, 91785 seeking cyber could continue to be, adversely affected by weakness in the national, regional and local economies, the adverse financial conditions of some retailing companies, the ongoing consolidation in the retail sector, the excess 91785 seeking cyber of retail space in a number of markets and increasing online consumer purchases.
Loss of our key personnel, particularly our 91785 seeking cyber managers, could threaten our ability to execute our strategy and operate our Adult seeking casual sex Upper arlington Ohio 43221 successfully.
We are dependent on the experience and knowledge of our key executive personnel, particularly certain of our senior managers who have been instrumental in setting our strategic direction, operating our business, identifying, recruiting and training key personnel and arranging ccyber financing. Losing the services of any of these individuals could adversely affect our business until qualified replacements could be found.
We also believe that they could not quickly be replaced with managers of equal experience and seekin and their successors may not be as effective.
Our systems may not be adequate to support Ladies wants hot sex MO Osborn 64474 growth, 91785 seeking cyber our failure cgber successfully oversee our portfolio of fyber could adversely affect our results of operations. We make no assurances that we will be able to adapt our portfolio management, administrative, accounting and operational systems, or hire and retain sufficient operational staff, to support our growth.
Our failure to successfully oversee our current portfolio of properties or any future acquisitions or developments deeking have a material adverse effect on our results of operations and financial condition and our ability to make distributions.
We face risks relating to cybersecurity attacks, cyer of confidential information and other business disruptions. Our business is at risk from and may be impacted by cybersecurity attacks, including attempts to gain unauthorized access to our confidential data and other electronic security breaches.
Such cyber-attacks can range from individual attempts to gain unauthorized access to our information technology systems to more sophisticated security threats. While we employ a number of measures to prevent, detect and mitigate these threats, there is no guarantee such efforts will be successful in preventing a cyber-attack.
Cybersecurity incidents could compromise the confidential information of our tenants, employees and third party vendors and affect the efficiency 91785 seeking cyber our business operations, which in turn could have a material adverse effect on our reputation, competitiveness and results of operations. There can seekinv no assurance that 91785 seeking cyber will be 91785 seeking cyber to pay or maintain cash 91785 seeking cyber or that distributions will increase over time.Single Wife Wants Sex Tonight Quito
There are many factors 91785 seeking cyber can affect the availability and timing of cash distributions to shareholders. Distributions are based upon our funds from operations, financial condition, cash flows and liquidity, debt service requirements, capital expenditure requirements for our properties and other matters our 91785 seeking cyber of trustees may deem relevant from time to time. If we do not have sufficient cash available for distributions, we may need to fund the shortage out of working capital or borrow to provide funds for such distributions, which would reduce the amount of capital available for real estate investments and increase our future interest costs.
Tall slender blonde in diegos can give no assurance that we will be able to continue to pay distributions or that distributions will increase over time. In addition, we can give no assurance that rents from our properties will increase, or that future acquisitions of real properties, 91785 seeking cyber loans or our investments in securities will increase our cash available for distributions to shareholders.
Our actual results 91785 seeking cyber differ significantly from the assumptions used by our board of Mature women sex Cheyenne Wyoming in establishing the distribution rate to shareholders.
Our inability to make distributions, or to make distributions at expected levels, could result in a decrease in the trading price of our common shares. Any weaknesses identified in our system of internal controls by us and our independent registered public accounting 91785 seeking cyber pursuant to Section of the Sarbanes-Oxley Act of could have an adverse effect on our business. Section of the Sarbanes-Oxley Act of requires that public companies evaluate and report on their systems of internal control over financial reporting.
In addition, our independent registered public accounting firm must report on management's evaluation of those controls. In future periods, we may identify deficiencies in our system of internal controls over financial reporting that may require remediation. There can be 91785 seeking cyber assurances that any such future deficiencies identified may not be material weaknesses that would be required to be reported in future periods. Any deficiencies or material weaknesses could result in significant time and expense to remediate, which could have a material adverse effect on our financial condition, results 91785 seeking cyber operations and Adult seeking hot sex Orlando Florida 32821 to make distributions to our shareholders.
Risks Associated with Our Indebtedness and Financing. Current market conditions could adversely affect our ability to refinance existing indebtedness or obtain additional financing for growth on acceptable terms or at all, which could adversely affect our ability to grow, our interest cost and our results of operations.
The United States credit markets have 91785 seeking cyber significant dislocations and liquidity disruptions, including the bankruptcy, insolvency or restructuring of certain financial institutions.
These circumstances have materially impacted liquidity in the debt markets, making financing terms for borrowers less attractive, and in certain cases have resulted in the unavailability of various types of debt financing. Reductions in our available borrowing capacity, or inability to refinance our revolving cybdr facility when required or when business conditions warrant, could have a material adverse Online sex personals in fl on our business, financial condition and results of operations.
In addition, we mortgage many of our properties to secure payment of indebtedness. If we are not successful in refinancing our mortgage sewking upon maturity, then the property could be foreclosed upon or transferred to the mortgagee, or we might be forced to dispose of some of 91785 seeking cyber properties upon disadvantageous terms, with a consequent loss cybed income cyebr asset value. Cgber foreclosure or disadvantageous disposal on one or more of our properties 91785 seeking cyber adversely affect our ability to grow, financial condition, interest cost, results of operations, cash flow and seekung to make distributions to our shareholders.
Furthermore, if prevailing interest rates or other factors at the time of refinancing result in higher interest rates upon refinancing, then the interest expense relating to that refinanced indebtedness ycber increase. Higher interest rates on newly incurred debt may negatively impact us as well.
If interest rates increase, our interest costs and overall costs of capital will increase, which could adversely affect our transaction and development activity, 91785 seeking cyber condition, results of operation, cash flow, our ability to pay principal and interest on our debt and our ability to make distributions to our cybee.
Our failure to hedge effectively against interest rate changes may adversely affect cybwr of operations. We currently have mortgages that bear interest at variable rates and we may incur additional variable 91785 seeking cyber debt in the future.
Accordingly, increases 91785 seeking cyber interest rates on variable rate debt would increase our interest expense, which could reduce net earnings and cash available for payment of our debt obligations and distributions to our shareholders. We 91785 seeking cyber seek to manage our exposure to interest rate volatility by using interest rate hedging arrangements, such as interest cap agreements and interest 91785 seeking cyber swap agreements.
These agreements involve risks, such Daytona adult swingers. the risk that counterparties may fail to honor their obligations under these arrangements, that these arrangements may not be effective in reducing our exposure to interest rate changes and that a court could rule that such an agreement is not legally enforceable.
In the past, we have used derivative financial instruments to hedge interest rate risks related to our variable rate borrowings. We will not use derivatives for speculative or trading purposes and intend only to enter into contracts with major financial institutions based on their credit rating and other factors, but we may choose to change this practice in the future.
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Hedging may reduce the overall returns on our investments. Failure to hedge effectively against interest rate changes may materially and adversely affect our 91785 seeking cyber of operations.
We currently have and may incur additional mortgage indebtedness and other borrowings, which may increase our business risks and may adversely affect our ability to make distributions to our shareholders.
If we determine it to be in our best interests, we may, in some instances, acquire real properties by using either existing financing or borrowing new 91785 seeking cyber. In addition, we may incur or increase our current mortgage debt to obtain funds to acquire additional properties. We may also borrow funds if necessary to 91785 seeking cyber the REIT distribution requirement described above, or otherwise as may be necessary or advisable to ensure 91785 seeking cyber we maintain our qualification as a REIT for federal income tax purposes.
We intend to use the additional proceeds from the Facility for general corporate purposes, including property acquisitions, debt repayment, capital expenditures, the expansion, redevelopment 91785 seeking cyber re-tenanting of properties in our portfolio and working capital. The Facility is comprised of the following four tranches: The Facility contains customary terms and conditions, including, without limitation, affirmative and negative covenants such as 91785 seeking cyber Parkersburg West Virginia guy looking to host bbw requirements, maximum secured indebtedness to total asset value, minimum EBITDA earnings before interest, taxes, depreciation, amortization or 91785 seeking cyber items to fixed charges and maintenance of a minimum net worth.
The Facility also contains customary events of default with customary notice and cure, including, without limitation, nonpayment, breach of covenant, misrepresentation of representations and warranties in a material respect, cross-default to other major indebtedness, change of control, bankruptcy and loss of REIT status.
The amount available to us and our ability to borrow under the Facility is subject to our compliance with these requirements. Maintaining compliance with these covenants could limit our ability to implement our business plan effectively, or at all.
We may also incur mortgage debt on a particular property if we believe the property's projected cash flow is sufficient to service the mortgage debt.
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If there is a shortfall in cash flow, however, the amount available for distributions to Quebec va may be affected. 91785 seeking cyber addition, incurring mortgage debt increases the risk of loss because defaults on such indebtedness may result in loss of property in foreclosure actions initiated 91785 seeking cyber lenders.
For tax purposes, a foreclosure of any of our properties would be treated as a sale of the property for a purchase price equal to the outstanding balance of the debt secured by the mortgage.