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Real Estate Properties | 12 Months Ended
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Dec. 31, 2017
Real Estate [Abstract] |
Real Estate Properties | Real Estate Properties Our real estate properties, excluding those classified as held for sale, consisted of land of $824,879, buildings and improvements of $6,675,516 and FF&E of $324,368 as of December 31, 2017; and land of $792,728, buildings and improvements of $6,519,145 and FF&E of $305,674 as of December 31, 2016. Accumulated depreciation was $1,250,057 and $204,420 for buildings and improvements and FF&E, respectively, as of December 31, 2017; and $1,092,498 and $178,218 for buildings and improvements and FF&E, respectively, as of December 31, 2016. The future minimum lease payments due to us during the current terms of our leases as of December 31, 2017, are $585,229 in 2018, $567,632 in 2019, $538,631 in 2020, $517,541 in 2021, $500,190 in 2022 and $2,281,527 thereafter. We have accounted for our 2017 acquisitions as acquisitions of assets as a result of our adoption of ASU No. 2017-01 on January 1, 2017. We have accounted for our 2016 and 2015 acquisitions as business combinations unless otherwise noted. We funded these acquisitions using cash on hand and borrowings under our revolving credit facility, unless otherwise noted. Senior Living Community Acquisitions: In August 2017, we acquired a land parcel from Five Star adjacent to a senior living community located in Delaware that we lease to Five Star for $750, excluding closing costs. This land parcel was added to the applicable lease and Five Star’s annual minimum rent payable to us increased by $33 in accordance with the terms of that lease. In November 2017, we entered a transaction agreement with Five Star pursuant to which we agreed to acquire six senior living communities from Five Star. The aggregate purchase price for these six senior living communities is approximately $104,000, including our assumption of approximately $33,700 of mortgage debt secured by certain of these senior living communities with a weighted average annual interest rate of 6.2% and excluding closing costs. In December 2017, we acquired two of these senior living communities located in Alabama and Indiana with a combined 229 living units for $39,457, including closing costs of $307. In January 2018, we acquired one of these senior living communities located in Tennessee with 88 living units for $19,667, excluding closing costs. In February 2018, we acquired one of these senior living communities located in Arizona with 127 living units for $22,250, including the assumption of approximately $16,800 of mortgage debts and excluding closing costs. In connection with our acquisition of these senior living communities, we entered management and pooling agreements with Five Star for Five Star to manage these senior living communities for us and we expect to enter management and pooling agreements with Five Star concurrent with our acquisition of the remaining two senior living communities. The closings of the acquisitions of the remaining two senior living communities for an aggregate purchase price of $23,300, including the assumption of approximately $16,800 of mortgage debt, are expected to occur as third party approvals are received by the end of the first quarter of 2018. These acquisitions are subject to conditions; these conditions may not be met and some or all of these acquisitions may not be completed, may be delayed or the terms of these acquisitions or the management and pooling agreements for these communities may change. See Note 5 for further information regarding these transactions and transaction agreement. In May 2016, we acquired one senior living community located in Georgia with 38 private pay units for $8,400, excluding closing costs. We acquired this community using a TRS structure and entered a management agreement with Five Star to manage this community. In June 2016, we entered a transaction agreement with Five Star pursuant to which, among other things: we acquired seven senior living communities located in four states with 545 living units from Five Star for $112,350, excluding closing costs, and simultaneously leased these communities back to Five Star under a new long term lease agreement pursuant to which Five Star is required to pay to us initial annual rent of $8,426; we and Five Star terminated three of our four then existing pooling agreements with Five Star; and we and Five Star entered 10 new pooling agreements that combine our management agreements with Five Star for senior living communities that include assisted living units, or our AL Management Agreements. See Notes 5 and 7 for further information regarding these transactions and transaction agreement. In September 2016, we acquired an additional living unit at a senior living community located in Florida that we lease to Five Star, for $130, excluding closing costs. This living unit was added to the applicable lease and Five Star’s annual rent payable to us increased by $10 in accordance with the terms of that lease. In December 2016, we acquired two senior living communities located in Illinois with a combined 126 living units for $18,600, excluding closing costs. These two senior living communities were added to one of our leases with Five Star and Five Star’s annual rent payable to us increased by $1,395 in accordance with the terms of that lease. Also in December 2016, we acquired a land parcel adjacent to a senior living community located in Georgia that Five Star manages for our account, for $1,600, excluding closing costs. This land parcel was added to the applicable management agreement. In December 2014, we entered an agreement to acquire 38 senior living communities with 3,439 living units for an aggregate purchase price of $790,000, including the assumption of approximately $151,477 of mortgage debts with a weighted average annual interest rate of 4.57% and excluding net closing adjustments of $77 and closing costs. In May 2015, we acquired 37 of these 38 senior living communities and in September 2015 we acquired the one remaining community. At the time of acquisition, nineteen of the 38 communities were triple net leased senior living communities with 2,206 living units, and were leased to seven senior living operators. As of the date acquired, the weighted average amortization period for capitalized lease origination values was 11.5 years. The remaining 19 acquired managed communities with 1,233 living units were acquired using TRS structures and are being managed for our account. We paid fees of $975 and terminated the pre-existing management agreements that were in place for 14 of these 19 managed communities, with 838 living units and we entered new management agreements with Five Star to manage those 14 communities. The remaining five managed communities, with 395 living units, continued to be managed by a third party senior living manager in place at the time of our acquisition of these communities. In the first quarter of 2016, the tenants at two of our triple net leased senior living communities that we acquired as part of the portfolio acquisition described above were in default of their leases. In April 2016, we reached an agreement with one of these tenants and its guarantor to settle past due amounts, terminate the lease and transfer operations. As part of this agreement, we received $2,365 and entered a management agreement with Five Star to operate this community for our account under a TRS structure. In July 2016, we terminated the other lease and entered a management agreement with Five Star to operate the community for our account under a TRS structure. In December 2016, we entered a settlement agreement and terminated the in place management agreements with the third party senior living manager affiliated with one of the tenants that defaulted on its lease for five of the communities located in Georgia acquired in May 2015. We paid fees of $115 to terminate the existing management agreements and we entered new management agreements with Five Star to manage these five communities. In February 2015, we acquired a land parcel adjacent to a senior living community we lease to Five Star for $490. This property was added to the lease for that senior living community and Five Star’s annual minimum rent payable to us increased by $39 as a result. In May 2015, we acquired one senior living community with 40 private pay independent living units for a purchase price of approximately $9,750, excluding closing costs. Pursuant to the purchase agreement, $1,000 of the purchase price was withheld until the seller satisfied various conditions. The conditions were satisfied and in February 2016 we funded the $1,000 of holdback funds and eliminated the liability that had been recorded when we acquired the community. This senior living community is adjacent to another community that we own which is managed by Five Star; and the operations of this community and the community we previously owned are now conducted as a single integrated community under one management agreement. In September 2015, we acquired one triple net leased senior living community with 84 living units for a purchase price of $18,250, excluding closing costs. This community is leased to a privately owned third party senior living operator. We accounted for this acquisition as an asset acquisition. The table below represents the purchase price allocations (including net closing adjustments) of the senior living community acquisitions described above:
Date | Location | Leased / Managed | Number of Properties |  | Units |  | Cash Paid plus Assumed Debt |  | Land |  | Buildings and Improvements |  | FF&E |  | Acquired Real Estate Leases |  | Other Liabilities |  | Assumed Debt |  | (Premium) / Discount on Assumed Debt
Senior Living Community Acquisitions during the year ended December 31, 2017:
December 2017 | 2 States | Managed | 2 |  |  | 229 |  |  | $ | 39,457 |  | (1) | $ | 4,055 |  |  | $ | 26,424 |  |  | $ | 1,204 |  |  | $ | 7,774 |  |  | $ | — |  |  | $ | — |  |  | $ | — |
Senior Living Community Acquisitions during the year ended December 31, 2016:
May 2016 | Georgia | Managed | 1 |  |  | 38 |  |  | $ | 8,400 |  | (2) | $ | 327 |  |  | $ | 6,195 |  |  | $ | 478 |  |  | $ | 1,400 |  |  | $ | — |  |  | $ | — |  |  | $ | — |
June 2016 | 4 States | Leased | 7 |  |  | 545 |  |  | 112,493 |  | (1) | 11,085 |  |  | 94,940 |  |  | 6,468 |  |  | — |  |  | — |  |  | — |  |  | — |
December 2016 | Illinois | Leased | 2 |  |  | 126 |  |  | 18,601 |  | (2) | 1,814 |  |  | 13,377 |  |  | 1,087 |  |  | 2,323 |  |  | — |  |  | — |  |  | — |
|  |  | 10 |  |  | 709 |  |  | $ | 139,494 |  |  | $ | 13,226 |  |  | $ | 114,512 |  |  | $ | 8,033 |  |  | $ | 3,723 |  |  | $ | — |  |  | $ | — |  |  | $ | — |
Senior Living Community Acquisitions during the year ended December 31, 2015:
May 2015 | 11 States | Leased | 18 |  |  | 2,119 |  |  | $ | 459,184 |  | (2) | $ | 29,716 |  |  | $ | 373,471 |  |  | $ | 21,117 |  |  | $ | 54,096 |  |  | $ | (18,091 | ) |  | $ | (44,395 | ) |  | $ | (1,125 | )
May 2015 | 5 States | Managed | 19 |  |  | 1,233 |  |  | 313,345 |  | (2) | 12,267 |  |  | 214,064 |  |  | 12,342 |  |  | 73,840 |  |  | — |  |  | (94,785 | ) |  | 832 |
September 2015 | NC | Leased | 1 |  |  | 87 |  |  | 17,548 |  | (2) | 1,134 |  |  | 13,749 |  |  | 1,022 |  |  | 2,208 |  |  | — |  |  | (12,297 | ) |  | (565 | )
Subtotal 38 senior living communities portfolio |  | 38 |  |  | 3,439 |  |  | 790,077 |  |  | 43,117 |  |  | 601,284 |  |  | 34,481 |  |  | 130,144 |  |  | (18,091 | ) |  | (151,477 | ) |  | (858 | )
May 2015 | GA | Managed | — |  | (3) | 40 |  |  | 9,750 |  | (2) | 993 |  |  | 8,169 |  |  | 427 |  |  | 161 |  |  | — |  |  | — |  |  | — |
September 2015 | GA | Leased | 1 |  |  | 84 |  |  | 18,409 |  | (1) | 3,479 |  |  | 14,021 |  |  | 909 |  |  | — |  |  | — |  |  | — |  |  | — |
|  |  | 39 |  |  | 3,563 |  |  | $ | 818,236 |  |  | $ | 47,589 |  |  | $ | 623,474 |  |  | $ | 35,817 |  |  | $ | 130,305 |  |  | $ | (18,091 | ) |  | $ | (151,477 | ) |  | $ | (858 | )
(1) | Cash paid plus assumed debt, if any, includes closing costs as these acquisitions are accounted for as acquisitions of assets.
(2) | Cash paid plus assumed debt, if any, excludes closing costs as these acquisitions are accounted for as business combinations.
(3) | This senior living community is adjacent to another community that we own which is managed by Five Star. The operations of this community and the community we previously owned are now conducted as a single integrated community under one management agreement.
See Notes 5 and 7 for further information regarding the arrangements we have with Five Star. MOB Acquisitions: In January 2017, we acquired one MOB (one building) located in Kansas with approximately 117,000 square feet for a purchase price of approximately $15,106, including closing costs of $35. As of the date acquired, the weighted average amortization period for capitalized lease origination costs was 10.3 years. In July 2017, we acquired one MOB (one building) located in Maryland with approximately 59,000 square feet for a purchase price of approximately $16,601, including closing costs of $383. As of the date acquired, the weighted average amortization period for capitalized lease origination costs was 3.8 years. In October 2017, we acquired two MOBs (two buildings) located in Minnesota and North Carolina with a total of approximately 255,000 square feet for an aggregate purchase price of approximately $38,794, including closing costs of $283. As of the date acquired, the weighted average amortization period for capitalized lease origination costs was 2.6 years. In November 2017, we acquired one MOB (one building) located in California with approximately 63,000 square feet for a purchase price of approximately $26,823, including closing costs of $323. As of the date acquired, the weighted average amortization period for capitalized lease origination costs was 8.7 years. In December 2017, we acquired one MOB (one building) located in Virginia with approximately 136,000 square feet for a purchase price of approximately $15,844, including closing costs of $275. As of the date acquired, the weighted average amortization periods for capitalized lease origination costs, above market lease values and below market lease values were 7.2 years, 6.1 years and 6.8 years, respectively. In February 2016, we acquired one MOB (three buildings) located in Minnesota with approximately 128,000 square feet for a purchase price of approximately $22,700, excluding closing costs. As of the date acquired, the weighted average amortization periods for capitalized lease origination costs and below market lease values were 6.4 years and 7.3 years, respectively. In May 2016, we acquired one MOB (one building) located in Florida with approximately 166,000 square feet for a purchase price of approximately $45,000, excluding closing costs. We accounted for this acquisition as an asset acquisition. In October 2016, we acquired one MOB (one building) located in Ohio with approximately 96,000 square feet for approximately $18,500, excluding closing costs. As of the date acquired, the weighted average amortization periods for capitalized lease origination costs and above market lease values, respectively, were 14.1 years. In January 2015, we acquired 23 MOBs (23 buildings) for an aggregate purchase price of $539,000, including the assumption of $29,955 of mortgage debts with a weighted average annual interest rate of 4.73% and excluding net credits received of $7,377 related to debt assumption costs and outstanding tenant improvement allowances and closing costs. These MOBs include approximately 2,170,000 leasable square feet. As of the date acquired, the weighted average amortization periods for capitalized lease origination costs, above market lease values and below market lease values were 9.5 years, 9.7 years and 11.2 years, respectively. These 23 properties were purchased from Select Income REIT, or SIR, in connection with the acquisition by SIR of Cole Corporate Income Trust, Inc., or CCIT. See Note 7 for further information regarding this transaction. The table below represents the purchase price allocations (including net closing adjustments) of the MOB acquisitions described above.
Date | Location | Number of Properties |  | Square Feet (000's) |  | Cash Paid plus Assumed Debt |  | Land |  | Buildings and Improvements |  | Acquired Real Estate Leases |  | Acquired Real Estate Lease Obligations |  | Assumed Debt |  | Premium on Assumed Debt
MOB Acquisitions during the year ended December 31, 2017:
January 2017 | Kansas | 1 |  |  | 117 |  |  | $ | 15,106 |  | (1) | $ | 1,522 |  |  | $ | 7,246 |  |  | $ | 6,338 |  |  | $ | — |  |  | $ | — |  |  | $ | — |
July 2017 | Maryland | 1 |  |  | 59 |  |  | 16,601 |  | (1) | 6,138 |  |  | 6,526 |  |  | 3,937 |  |  | — |  |  | — |  |  | — |
October 2017 | 2 States | 2 |  |  | 255 |  |  | 38,794 |  | (1) | 6,738 |  |  | 25,040 |  |  | 7,016 |  |  | — |  |  | — |  |  | — |
November 2017 | California | 1 |  |  | 63 |  |  | 26,823 |  | (1) | 7,957 |  |  | 13,430 |  |  | 5,436 |  |  | — |  |  | — |  |  | — |
December 2017 | Virginia | 1 |  |  | 136 |  |  | 15,844 |  | (1) | 3,263 |  |  | 7,615 |  |  | 4,986 |  |  | (20 | ) |  | — |  |  | — |
|  | 6 |  |  | 630 |  |  | $ | 113,168 |  |  | $ | 25,618 |  |  | $ | 59,857 |  |  | $ | 27,713 |  |  | $ | (20 | ) |  | $ | — |  |  | $ | — |
MOB Acquisitions during the year ended December 31, 2016:
February 2016 | Minnesota | 1 |  |  | 128 |  |  | $ | 22,700 |  | (2) | $ | 4,028 |  |  | $ | 14,710 |  |  | $ | 5,053 |  |  | $ | (1,091 | ) |  | $ | — |  |  | $ | — |
May 2016 | Florida | 1 |  |  | 166 |  |  | 45,232 |  | (1) | 2,792 |  |  | 42,440 |  |  | — |  |  | — |  |  | — |  |  | — |
October 2016 | Ohio | 1 |  |  | 96 |  |  | 18,500 |  | (2) | 1,025 |  |  | 12,883 |  |  | 4,592 |  |  | — |  |  | — |  |  | — |
|  | 3 |  |  | 390 |  |  | $ | 86,432 |  |  | $ | 7,845 |  |  | $ | 70,033 |  |  | $ | 9,645 |  |  | $ | (1,091 | ) |  | $ | — |  |  | $ | — |
MOB Acquisitions during the year ended December 31, 2015:
January 2015 | 12 States | 23 |  |  | 2,170 |  |  | $ | 531,623 |  | (2) | $ | 50,429 |  |  | $ | 397,637 |  |  | $ | 87,780 |  |  | $ | (3,150 | ) |  | $ | (29,955 | ) |  | $ | (1,073 | )
|  | 23 |  |  | 2,170 |  |  | $ | 531,623 |  |  | $ | 50,429 |  |  | $ | 397,637 |  |  | $ | 87,780 |  |  | $ | (3,150 | ) |  | $ | (29,955 | ) |  | $ | (1,073 | )
(1) | Cash paid plus assumed debt, if any, includes closing costs as these acquisitions are accounted for acquisitions of assets.
(2) | Cash paid plus assumed debt, if any, excludes closing costs as these acquisitions are accounted for as business combinations.
In January 2018, we acquired three MOBs (three buildings) located in Kansas, Missouri and California with a total of approximately 400,000 square feet for an aggregate purchase price of approximately $91,154, excluding closing costs. Intangible Lease Assets and Obligations: At December 31, 2017, we had recorded intangible lease assets of $791,067, including $40,540 of capitalized above market lease values and $750,527 of the value of in place leases. At December 31, 2016, we had recorded intangible lease assets of $775,935, including $43,906 of capitalized above market lease values and $732,029 of the value of in place leases. We had recorded intangible lease obligations of $136,713 and $137,351 at December 31, 2017 and 2016, respectively. Accumulated amortization of capitalized above market lease values was $29,900 and $28,739 at December 31, 2017 and 2016, respectively. At December 31, 2017, the remaining weighted average amortization period of capitalized above market lease values is approximately 4.6 years. Accumulated amortization of capitalized below market lease values was $40,695 and $31,312 at December 31, 2017 and 2016, respectively. At December 31, 2017, the remaining weighted average amortization period of intangible lease obligations is approximately 10.7 years. Accumulated amortization of the value of in place leases exclusive of the value of above and below market in place leases was $288,902 and $232,750 at December 31, 2017 and 2016, respectively. At December 31, 2017, the remaining weighted average amortization period of the value of in place leases exclusive of the value of above and below market in place leases is approximately 9.7 years. We expect to recognize net future amortization of these intangible lease assets and liabilities in the amounts of approximately $55,898 in 2018, $48,312 in 2019, $39,921 in 2020, $37,368 in 2021, $34,809 in 2022 and $159,945 thereafter. Impairment: We periodically evaluate our assets for impairments. Impairment indicators may include declining tenant or resident occupancy, weak or declining profitability from the property, decreasing tenant cash flows or liquidity, our decision to dispose of an asset before the end of its estimated useful life, and legislative, market or industry changes that could permanently reduce the value of an asset. If indicators of impairment are present, we evaluate the carrying value of the affected asset by comparing it to the expected future undiscounted net cash flows to be generated from that asset. If the sum of these expected future net cash flows is less than the carrying value, we reduce the net carrying value of the asset to its estimated fair value. During 2017, we recorded no impairments on real estate properties. During 2016, we recorded net impairment charges of $11,488 to adjust the carrying values of two MOBs (five buildings), one land parcel and two senior living communities that were sold during 2016 to their aggregate estimated net sale price. During 2016, we also recorded impairment charges of $4,391 to write off acquired lease intangible assets associated with lease defaults at two of our triple net leased senior living communities leased to two third party private operators. During 2015, we recorded net impairment charges of $796 to adjust the carrying values of one MOB (four buildings) and three senior living communities to their aggregate estimated net sale price. Dispositions: In December 2017, we sold one senior living community located in Virginia for $55,000, excluding closing costs; we recognized a gain of $45,901 from this sale. We also recognized a gain on sale of $154 from a permanent land eminent domain taking at one of our wellness centers in Romeoville, IL. We currently have three senior living communities under agreement to sell which were classified as held for sale as of December 31, 2017, for an aggregate sales price of $313,000, excluding closing costs. We expect to sell these communities by March 31, 2018. In March 2016, we sold a land parcel located in Pennsylvania for $700, excluding closing costs. In June 2016, we sold a triple net leased SNF located in Pennsylvania for $9,100, excluding closing costs; we recognized a gain on sale of $4,061 from this sale. In July 2016, we sold four MOBs (four buildings) located in Oklahoma for $20,150, excluding closing costs. In September 2016, we and Five Star sold a former SNF located in Wisconsin that we leased to Five Star for $248, excluding closing costs; as a result of this sale, Five Star's annual rent payable to us decreased by $25 in accordance with the terms of the applicable lease. In December 2016, we sold one MOB located in Pennsylvania for $2,800, excluding closing costs. In December 2016, we sold a formerly managed memory care building located in Florida for $2,100, excluding closing costs. In February 2015, we and Five Star sold a senior living community located in Pennsylvania that we leased to Five Star with 120 assisted living units for $250, excluding closing costs; as a result of this sale, Five Star's annual rent payable to us decreased by $23 in accordance with the terms of the applicable lease. In April 2015, we sold one MOB (four buildings) located in New Mexico that was previously included in discontinued operations for $1,500, excluding closing costs. In July 2015, we and Five Star sold a senior living community located in Iowa that we leased to Five Star with 12 SNF units for $155, excluding closing costs; as a result of this sale, Five Star's annual rent payable to us decreased by $16 in accordance with the terms of the applicable lease. In August 2015, we and Five Star sold a senior living community located in Wisconsin that we leased to Five Star with 63 SNF units for $850, excluding closing costs; as a result of this sale, Five Star's annual rent payable to us decreased by $85 in accordance with the terms of the applicable lease. In December 2015, we and Five Star sold a senior living community located in Iowa that we leased to Five Star with 117 SNF units for $21, excluding closing costs; as a result of this sale, Five Star's annual rent payable to us decreased by $2 in accordance with the terms of the applicable lease. We classify all properties as held for sale in our consolidated balance sheets that meet the applicable criteria for that treatment as set forth in the Property, Plant and Equipment Topic of the Codification. As of December 31, 2017, we had four triple net leased senior living communities with 1,295 units classified as held for sale. As of December 31, 2016, we had no properties classified as held for sale. The real estate assets of these senior living communities are included in other assets in our consolidated balance sheets as of December 31, 2017 and 2016, and had a net book value (after impairment) of approximately $53,338 and $55,681, respectively. The senior living communities classified as held for sale in our consolidated balance sheets as of December 31, 2017 and 2016, did not meet the criteria for discontinued operations and are included in continuing operations. For the year ended December 31, 2015 results of operations for properties sold or held for sale are included in discontinued operations in our consolidated statements of comprehensive income when the criteria for discontinued operations in the Codification Topic No. 2015-20, Discontinued Operations, are met. One MOB (four buildings) that we sold in 2015 met the criteria for discontinued operations. Summarized income statement information for the one MOB (four buildings) that met the criteria for discontinued operations is included in discontinued operations as follows:
|  | For the year ended December 31,
|  | 2017 |  | 2016 |  | 2015
Rental income |  | $ | — |  |  | $ | — |  |  | $ | 56 |
Property operating expenses |  | — |  |  | — |  |  | (406 | )
(Loss) income from discontinued operations |  | $ | — |  |  | $ | — |  |  | $ | (350 | )
Investments and Capital Expenditures: During 2017 and 2016, pursuant to the terms of our existing leases, we invested $51,952 and $30,328, respectively, in revenue producing capital improvements at certain of our triple net leased communities, including $39,800 and $21,438, respectively, at communities leased to Five Star. As a result of these investments, annualized rental income payable to us increased by approximately $4,870 and $2,393, respectively, pursuant to the terms of the applicable leases, including $3,193 and $1,719, respectively, at communities leased to Five Star. During 2017, we committed $22,540 for capital expenditures related to 1.3 million square feet of leases executed at our MOBs. During 2016, we committed $12,422 for capital expenditures related to 899,000 square feet of leases executed at our MOBs. Committed and unspent tenant related obligations based on executed leases as of December 31, 2017 and 2016 were $20,681 and $23,271, respectively.

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- Definition The entire disclosure for certain real estate investment financial statements, real estate investment trust operating support agreements, real estate owned, retail land sales, time share transactions, as well as other real estate related disclosures. + References Reference 1: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 970 -URI http://asc.fasb.org/topic&trid=2156125 Reference 2: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 972 -URI http://asc.fasb.org/topic&trid=2134617 Reference 3: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 978 -URI http://asc.fasb.org/topic&trid=2134977 Reference 4: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 974 -URI http://asc.fasb.org/topic&trid=2156429 Reference 5: http://www.xbrl.org/2003/role/presentationRef -Publisher FASB -Name Accounting Standards Codification -Topic 976 -URI http://asc.fasb.org/topic&trid=2134846 + Details
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