FrisoliLLC.pdf

2915 John R Street LLC Petitioner Vs. City Of Detroit Respondent · 26-002729-TT

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STATE OF DELAWARE 

CERTIFICATE OF FORMATION 

OF LIMITED LIABILITY COMPANY 

The undersigned authorized person, desiring to form a limited liability company pursuant 

to the Limited Liability Company Act of the State of Delaware, hereby certifies as 

follows: 

I. 

The name of the limited liability company is2915 John R Street LLC 

2 

The Registered Office of the limited liability company in the State of Delaware is 

located at 16192 Coastal Highway 

(street), 

in the City of Lewes, County of Sussex 

, Zip Code 19958 

. The 

name of the Registered Agent at such address upon whom process against this limited 

liability company may be served 

is Harvard Business Services, Inc. 

lode 1k 

ew Person 

Name: 

Ornella Frisoli 

Print or Type

OPERATING AGREEMENT 

OF 

2915 JOHN R STREET LLC 

th 

THIS OPERATING AGREEMENT (this “Agreement”) is entered into this 

> 

day of 

January 2023, by and among 2915 JOHN R STREET LLC and ORNELLA FRISOLI (the 

“Member”). 

WHEREAS, the Member has agreed to organize and operate a limited liability company 

in accordance with the provisions of the “Delaware Limited Liability Company Act” and subject 

to the terms and conditions set forth in this Agreement. 

NOW, THEREFORE, 

for good and valuable consideration, the Member, intending 

legally to be bound, agrees as follows: 

Section I 

Formation and Name; Office; Purpose; Term 

1.1. Organization. The Member has organized a limited liability company pursuant to the 

Act and the provisions of this Agreement and, for that purpose, has caused 

a Certificate of 

Formation to be executed and filed for record with the State of Delaware. 

1.2. Name of the Company. The name of the Company shall be “2915 JOHN R STREET 

LLC.” The Company may do business under that name and under any other name or names upon 

which the Member selects. If the Company does business under a name other than that set forth in 

its Certificate of Formation, then the Company shall file a certificate of registration of alternate 

name as required by the Act. 

1.3. 

Purpose. The purpose for which this Company shall be organized is for any and all 

lawful purposes for which a Limited Liability Company may be organized as per the laws of the 

state of Delaware, including, but not limited to: 

1.3.1 

acquiring, owning, holding, operating, developing, improving renovating 

rehabilitating, managing, selling, leasing, financing, refinancing, transferring and exchanging real 

property; 

1.3.2 

taking any and all actions necessary, convenient or appropriate as trustee,

1.3.3 

borrowing money and issuing evidences of indebtedness in furtherance of 

any or all of the purposes of the Company, and securing the same by mortgage, pledge or other 

lien on the assets of the Company. 

1.3.4 

investing any funds of the Company pending distribution or payment of the 

same pursuant to the provisions of this Agreement; 

1.3.5 

prepaying in whole or in part, refinancing, recasting, increasing, modifying 

or extending any indebtedness of the Company and, 

in connection therewith, executing any 

extensions, renewals or modifications of any mortgage or security agreement securing such 

indebtedness; 

1.3.6 

entering into, performing and carrying out contracts of any kind, including, 

without limitation, contracts with any person or entity affiliated with the Member, necessary to, in 

connection with, convenient to, or incidental to the accomplishment of the purposes of the 

Company; and 

1.3.7 

doing such other things and engaging in such other activities related to the 

foregoing as may be necessary, convenient or incidental to the conduct of the business of the 

Company, and having and exercising all of the powers and rights conferred upon limited liability 

companies formed pursuant to the Act. 

1.4. Term. The term of the Company began upon the filing of the Certificate of Formation 

and shall have perpetual existence unless its existence is terminated pursuant to this Agreement. 

1.5. Registered Office. The registered office of the Company shall be located at ¢/o O’ Toole 

Scrivo, LLC, 14 Village Park Road, Cedar Grove, NJ, or at any other place within the State of 

New Jersey which the Member selects. 

1.6. Registered Agent. The name and address of the Company’s registered agent in the 

State of Delaware is Harvard Business Services, Inc., 16192 Coastal Highway, Lewes, DE 19958. 

1.7. Members. The name, present mailing address, taxpayer identification number, and 

Percentage of each Member are set forth on Exhibit A. 

Section IT 

Members; Capital

2.3. Capital Contributions. 

2.3.1. 

The Member has contributed to the Company property of an agreed value 

as listed on Exhibit B attached here. 

2.3.2 

The Member is not required to make any additional capital contributions to 

the Company. However, the Member may make additional capital contributions to the Company 

at any time upon the written consent of such Member. 

To the extent that the Member makes an 

additional capital contribution 

to the Company, the Member shall revise Exhibit B of this 

Agreement. The provisions of this Agreement, including this Section 2.3, are intended to benefit 

the Member and, to the fullest extent permitted by law, shall not be construed as conferring any 

benefit upon any creditor of the Company (and no such creditor of the Company shall be a third- 

party beneficiary of this Agreement) and the Member shall not have any duty or obligation to any 

creditor of the Company to make any contribution to the Company or to issue any call for capital 

pursuant to this Agreement. 

Section IIT 

Profit, Loss, and Distributions 

3.1. Allocation of Profits and Losses; Distributions. 

The Company’s profits and losses 

shall be allocated to the Member. Distributions shall be made to the Member at the times and in 

the aggregate amounts determined by the Member. Notwithstanding any provision to the contrary 

contained in this Agreement, the Company shall not be required to make a distribution to the 

Member on account of her interest in the Company if such distribution would violate Section 18- 

607 of the Act or any other applicable law. 

Section IV 

Management: Rights, Powers, and Duties 

4.1. 

Management. The Company shall be managed by the Member. 

In all matters 

provided for in this Agreement, the Member shall have the right to participate in the management 

of and vote on matters coming before the Company. 

The approval of the Member is required 

before a Member shall have the right to act for and bind the Company in the ordinary course of its 

business. 

4.2 

Devotion of Time. 

The Member shall devote such time to the Company business 

as the Member deems necessary, provided, however, that the Member shall not be required to

of this Agreement have any rights 

in any of those ventures or the income or profits derived 

therefrom. 

4.2. 

Voting by Members. Except as otherwise provided in this Agreement, in the event 

one or more additional members are admitted to the Company pursuant to Section 5.2, wherever 

this Agreement requires the approval of the Members, the affirmative vote of the Members holding 

fifty-one percent (51%) or more of the Percentages then held by Members shall be required to 

approve the matter. 

Section V 

Transfer of Interests and Resignation of Members 

5.1. 

Issuance of Additional Interests. The Member is the sole member of the Company 

and shall be shown as such on the books and records of the Company. 

Except as expressly 

permitted by this Agreement, no additional interest in the Company shall be issued, without the 

approval of the Member. 

5.2. 

Admission of 

a Member. The Member may assign in whole or in part the Member's 

limited liability interests in the Company. 

If the Member transfers all of the limited liability 

interest in the Company pursuant to this Section, the transferee shall be admitted to the Company 

as a member of the Company upon its execution of an instrument signifying their agreement to be 

bound by the terms and conditions of this Agreement, which instrument may be a counterpart 

signature page to this Agreement. Such admission shall be deemed effective immediately prior to 

the transfer. 

Notwithstanding anything in this Agreement to the contrary, any successor to the 

Member by merger or consolidation shall, without further act, be the Member hereunder, and such 

merger or consolidation shall not constitute an assignment for purposes of this Agreement and the 

Company shall continue without dissolution. 

5.3. 

Resignation. 

If any Member resigns pursuant to this section, an additional member 

of the Company shall be admitted to the Company, subjection to Section 5.2, upon its execution 

of an instrument signifying 

its agreement to be bound by the terms and conditions of this 

Agreement, which instrument may be 

a counterpart signature page to this Agreement. 

Such 

admission shall 

be deemed effective immediately prior to the resignation and, immediately 

following such admission, the resigning Member shall cease to be a member of the Company. 

Section VI

6.1.2. upon the unanimous written agreement of the Members, including the written 

consent of the sole remaining Member of the Company; or 

6.1.3. Ninety (90) days after the date on which the Company no longer has at least 

one Member due to the death or permanent disability of the sole Member, unless the heirs, 

successors and/or assigns of the sole Member elect to admit at least one new Member within that 

ninety (90) day period. 

6.2. Continuation of the Company. Upon the occurrence of any event that causes the last 

remaining member of the Company to cease to be 

a member of the Company or that causes the 

Member to cease to be a member of the Company (other than (i) upon an assignment by the 

Member of all of its limited liability company interest in the Company and the admission of the 

transferee pursuant to Section 5.2, or (ii) the resignation of the Member and the admission of the 

transferee pursuant to Sections 5.2 and 5.3), to the fullest extent permitted by law, the personal 

representative of such member 

is hereby authorized to, and shall, within 90 days after the 

occurrence of the event that terminated the continued membership of such member 

in the 

Company, agree in writing (a) to continue the company and (b) to the admission of the personal 

representative or its nominee or designee, as the case may be, as 

a substitute member of the 

Company, effective as of the occurrence of the event that terminated the continued membership of 

the last remaining member of the Company or the Member in the Company. 

6.3. Winding Up. 

In the event of dissolution, the Company shall conduct only such 

activities as necessary to wind up its affairs (including the sale of the assets of the Company in an 

orderly manner), and the assets of the Company shall be applied in the manner, and in the order of 

priority, set forth in Section 18-804 of the Act. 

ARTICLE VII 

INDEMNIFICATION AND EXCULPATION 

7.1. Indemnification. 

To the fullest extent permitted by law and subject to the provisions 

of Section 7.6, the Company shall indemnify and hold harmless the Member, officers, employees, 

and agents of the Company, and their respective shareholders, members, partners, officers, 

directors, 

managers, 

employees, 

representatives, 

agents, 

and 

Affiliates 

(each, 

a “Covered 

Person”) who was or is a party, or is threatened to be made a party, to any threatened, pending or 

completed action, suit or proceeding, whether civil, criminal, administrative or investigative (other 

than an action initiated by or in the right of the Company in which action the Company ultimately

action, suite or proceeding. The termination of any action, suit or proceeding by judgment, order, 

settlement, conviction, or upon a plea of nolo contendere or its equivalent, shall not, of itself, create 

a presumption that the Covered Person seeking indemnification is not entitled to indemnification. 

7.2. Payment of Expenses. 

To the fullest extent permitted by applicable law, expenses 

(including reasonable legal fees) incurred by a Covered Person defending any claim, demand, 

action, suit or proceeding shall, from time to time, be advanced by the Company prior to the final 

disposition of such claim, demand, action, suit or proceeding upon receipt by the Company of an 

undertaking by or on behalf of the Covered Person to repay such amount if it shall be determined 

that the Covered Person is not entitled to be indemnified as authorized in this Article VII. 

7.3. Nonexclusive Right. 

The indemnification and advancement of expenses provided by, 

or granted pursuant to, this Article VII shall not be deemed exclusive of any other rights to which 

those seeking indemnification or advancement of expenses may be entitled under any law, 

agreement, or otherwise, both as to action in an official capacity and as to action in another capacity 

while holding such office. 

7.4. Continuation of Benefits and Rights. 

The indemnification provided by, or granted 

pursuant to, this Article VII shall, unless otherwise provided when authorized or ratified, continue 

as to a Person who has ceased to be 

a Member in accordance with the provisions of this Agreement. 

7.5. Exculpation. 

Notwithstanding any provisions of this Agreement and to the fullest 

extent permitted by law, whether express or implied, or obligation or duty at law or in equity, no 

Covered Person shall be liable to the Company or any other Person that is a party to or is otherwise 

bound by this Agreement for any loss, damage or claim incurred by reason of any act or omission 

performed or omitted by such Covered Person in good faith on behalf of the Company and in a 

manner reasonably believed to be within the scope of the authority conferred on such Covered 

Person by this Agreement, except that a Covered Person shall be liable for any such loss, damage 

or claim incurred by reason of such Covered Person’s gross negligence or willful misconduct. 

7.6. Exclusion. 

No Covered Person shall be entitled to indemnification or exculpation 

hereunder to the extent that the amount of any Losses arises from gross negligence or knowing 

and willful misconduct or with respect to any breach or default of this Agreement or with respect 

to any remedy provided in this Agreement. Notwithstanding anything to the contrary, no Member 

shall be liable for any amount in excess of its interest in the Company. 

7.7. Survival. The foregoing provisions of this Article VII shall survive any termination of 

this Agreement.

institutions at which the accounts will be opened and maintained, the types of accounts, and the 

Persons who will have authority with respect to the accounts and the funds therein. 

8.2. Books and Records. 

8.2.1. The Member shall keep or cause to be kept complete and accurate books and 

records of the Company and supporting documentation of the transactions with respect to the 

conduct of the Company’s business. The records shall include, but not be limited to: (i) complete 

and accurate information regarding the state of the business and financial condition of the 

Company; (ii) a copy of the certificate of formation and operating agreement, all amendments to 

the certificate of formation and operating agreement, and all executed copies of any written powers 

of attorney pursuant to which the operating agreement, any certificate, and all amendments thereto 

have been executed; (iii) a current list of the names and last known business, residence, or mailing 

addresses of all Members and the dates they became Members; (iv) the Company’s federal, state, 

and local tax returns, and (v) true and full information regarding the amount of cash and 

a 

description and statement of the agreed value of any other property or services contributed by each 

Member and which each Member has agreed to contribute in the future. 

8.2.2. The books and records 

shall 

be maintained 

in accordance with sound 

accounting practices and shall be available at the Company’s principal office for examination by 

any Member or the Member's duly authorized representative at any and all reasonable times during 

normal business hours. 

8.2.3. Any request for information shall be in writing and shall state the purpose 

therefor. Each Member shall reimburse the Company for all costs and expenses incurred by the 

Company in connection with the Member’s inspection and copying of the Company’s books and 

records. 

8.3. Annual Accounting Period. The annual accounting period of the Company shall be its 

taxable year. The Company’s taxable year shall be selected by the Member, subject to the 

requirements and limitations of the Code. 

8.5. Tax Matters Partner. The Member shall appoint 

a “tax matters partner” of the 

Company pursuant to Code § 6231(a)(7). The Member shall take such action as may be necessary 

to cause, to the extent possible, each Member to become a “notice partner” within the meaning of 

Code § 6223. 

8.6. Tax Elections. The Member shall have the authority to make all Company elections 

permitted under the Code, including, without limitation, elections of methods of depreciation and 

elections under Code Section 754.

Section IX 

Defined Terms 

The following capitalized terms shall have the meanings specified in this Section. Other 

terms are defined in the text of this Agreement; and, throughout this Agreement, those terms shall 

have the meanings respectively ascribed to them. 

“Act” means the Delaware Limited Liability Company Act, 6 Del. C. § 18-101, et seq., as 

amended from time to time. 

“Affiliate” means, with respect to any Person (i) each Person that, directly or indirectly, 

owns or controls, whether beneficially, or as a trustee, guardian or other fiduciary, 10% or more 

of the voting interests of such Person, (ii) each Person that controls, is controlled by or is under 

common control with each Person or any Affiliate of such Person, (iii) each of such Person’s 

officers, directors, joint venturers, members and partners, or (iv) such Person’s spouse, children, 

siblings and parents. For the purpose of this definition, “control” of a Person shall mean the 

possession, directly or indirectly, of the power to direct or cause the direction of its management 

or policies, whether through the ownership of voting interests, by contract or otherwise. 

“Agreement” means this Operating Agreement, as amended from time to time. 

“Capital Contribution” means the total amount of cash and the fair market value of any 

other assets contributed or deemed contributed under Regulation Section 1.704-1(b)(2)(iv)(d) to 

the Company by an Interest Holder, net of liabilities assumed or to which the assets are subject. 

“Code” means the Internal Revenue Code of 1986, as amended, or any corresponding 

provision of any succeeding law. 

“Company” 

means 

the 

limited 

liability company formed 

in accordance 

with 

this 

Agreement. 

"Family" means a Member's spouse, lineal ancestors or descendants by birth or adoption, 

siblings, and trusts for the exclusive benefit of a Member, any of the foregoing individuals, or any 

combination thereof. 

“Interest” means an Interest Holder's share of the Profits and Losses of, and the right to 

receive distributions from, the Company. 

“Interest Holder” means any Person who holds an Interest, whether as 

a Member or an

“Membership Rights” means all of the rights of a Member in the Company, including a 

Member's: (i) Interest; (ii) right to inspect the Company’s books and records; and (iii) right to 

participate in the management of and vote on matters coming before the Company. 

“Percentage” means, as to 

a Member, the percentage set forth after the Member’s name 

on Exhibit A, as amended from time to time, and as to an Interest Holder who is not a Member, 

the Percentage of the Member whose Interest has been acquired by such Interest Holder, to the 

extent the Interest Holder has succeeded to that Member's Interest. 

“Person” means and 

includes any 

individual, corporation, partnership, 

association, 

Limited Liability Company, trust, estate, or other entity. 

“Profits” and “Losses” means, for each taxable year of the Company (or other period for 

which Profits or Losses must be computed), the Company’s taxable income or loss determined in 

accordance with Code Section 703(a), with the following adjustments: 

(i) all items of income, gain, loss, deduction, or credit required to be stated separately under 

Code Section 703(a)(1) are included in computing taxable income or loss; and 

(ii) any tax-exempt income of the Company, not otherwise taken into account in computing 

Profits or Losses, is included in computing taxable income or loss; and 

(iii) any expenditures of the Company described in Code Section 705(a)(2)(B) or treated 

as such under Regulation Section 1.704-1(b)(2)(iv)(i) and not otherwise taken into account in 

computing Profits or Losses, are subtracted from taxable income or loss; and 

(iv) gain or loss resulting from any taxable disposition of Company property is computed 

by reference to the adjusted book value of the property disposed of, determined in accordance with 

Regulation Section 1.704-1(b)(2)(iv)(d) through (h), notwithstanding the fact that the adjusted 

book value differs from the adjusted basis of the property for federal income tax purposes; and 

(v) 

in lieu of the depreciation, amortization, or cost recovery deductions allowable 

in 

computing taxable income or loss, there is taken into account the depreciation computed based 

upon the adjusted book value of the asset; and 

(vi) Notwithstanding any other provision of this definition, any items which are specially 

allocated pursuant to Section 4.4 hereof are not taken into account in computing Profits or Losses. 

“Regulations” means the income tax regulations, including any temporary regulations, 

from time to time promulgated under the Code.

relinquish. A pledge, hypothecation, or grant of a security interest, lien, or other encumbrance or 

the voluntary act of doing any of the foregoing does not constitute a Transfer. 

Section X 

General Provisions 

10.1. Assurances. Each Member shall execute all such certificates and other documents 

and shall do all such filing, recording, publishing, and other acts as the Members deem appropriate 

to comply with the requirements of law for the formation and operation of the Company and to 

comply with any laws, rules, and regulations relating to the acquisition, operation, or holding of 

the property of the Company. 

10.2. Notifications. Any notice, demand, consent, election, offer, approval, request, or other 

communication (collectively a “notice”) required or permitted under this Agreement must be in 

writing and either delivered personally or sent by overnight express mail, certified or registered 

mail, postage prepaid, return receipt requested. Any notice to be given hereunder by the Company 

shall be given by the Member. A notice must be addressed to an Interest Holder at the Interest 

Holder’s last known address on the records of the Company. A notice to the Company must be 

addressed to the Company’s principal office. A notice delivered personally will be deemed given 

only when acknowledged in writing by the person to whom it is delivered. A notice that is sent by 

mail will be deemed given three (3) business days after it is mailed. Any party may designate, by 

notice to all of the others, substitute addresses or addressees for notices; and, thereafter, notices 

are to be directed to those substitute addresses or addressees. 

10.3. Specific Performance. The parties recognize that irreparable injury will result from a 

breach of any provision of this Agreement and that money damages will be inadequate to remedy 

fully the injury. Accordingly, in the event of a breach or threatened breach of one or more of the 

provisions of this Agreement, any party who may be injured (in addition to any other remedies 

which may be available to that party) shall be entitled to one or more preliminary or permanent 

orders (i) restraining and enjoining any act which would constitute a breach or (ii) compelling the 

performance of any obligation which, if not performed, would constitute a breach. 

10.4. Complete Agreement. This Agreement constitutes 

the complete and exclusive 

statement of the agreement among the Members. It supersedes all prior written and oral statements, 

including any prior representation, statement, condition, or warranty. Except as expressly provided 

otherwise herein, this Agreement may not be amended without the written consent of all of the 

Members.

10.7. Binding Provisions. This Agreement is binding upon, and inures to the benefit of, the 

parties 

hereto 

and 

their 

respective 

heirs, 

executors, 

administrators, 

personal 

and 

legal 

representatives, successors, and permitted assigns. 

10.9. Terms. Common nouns and pronouns shall be deemed to refer to the masculine, 

feminine, neuter, singular, and plural, as the identity of the Person may in the context require. 

10.10. Severability of Provisions. Each provision of this Agreement shall be considered 

separable; and if, for any reason, any provision or provisions herein are determined to be invalid 

and contrary to any existing or future law, such invalidity shall not impair the operation of or affect 

those portions of this Agreement which are valid. 

10.11. Counterparts. This Agreement may be executed simultaneously in two or more 

counterparts, each of which shall be deemed an original and all of which, when taken together, 

constitute one and the same document. The signature of any party to any counterpart shall be 

deemed a signature to, and may be appended to, any other counterpart. 

10.12. Estoppel Certificate. Each Member shall, within ten (10) days after written request 

by any Member, deliver to the requesting Person a certificate stating, to the Member’s knowledge, 

that: (a) this Agreement is in full force and effect; (b) this Agreement has not been modified except 

by any instrument or instruments identified in the certificate; and (c) there is no default hereunder 

by the requesting Person, or if there is a default, the nature and extent thereof. 

10.13 Independent Counsel Conflict of Interest of Counsel. The Company and the Member 

recognize that the law firm of O’Toole Scrivo, LLC (the “Law Firm”), has represented the LLC 

with respect to the preparation and execution of this Agreement and that THE MEMBER HAS 

BEEN ADVISED TO RETAIN INDEPENDENT COUNSEL for advice regarding their rights and 

obligations under this Agreement. Each Member represents that he or she has sought and obtained 

independent legal counsel or hereby waives the right to obtain such legal counsel. 

IN WITNESS WHEREOF, the parties have caused this Agreement to be executed as of 

the date set forth hereinabove. 

MEMBER: 

I. 

[ 

) Jo 

San

Name, Address 

and Taxpayer 

Identification No. 

of Members 

2915 JOHN R STREET LLC 

As of January __, 2023 

Exhibit A 

List of Members, Capital, and Percentages 

Initial 

Capital 

Contribution 

Percentage 

Interest 

Ornella Frisoli 

100.00%

2915 JOHN R STREET LLC 

As of January 3, 2023 

Exhibit B 

List of Assets 

Unit No. 9, CARLTON CONDOMINIUM according to the Master Deed recorded in Liber 40795, 

Page 39, as amended, and designated as Wayne County Condominium Subdivision Plan No. 787, 

together with rights in the general common elements and the limited common elements as shown 

on the Master Deed and as described in Act 59 of the Public Acts of 1978, as amended. 

Unit No. 25, CARLTON CONDOMINIUM, according to the Master Deed located in Liber 40795, 

Page 39, as amended, and designated as Wayne County Condominium Subdivision Plan No. 787, 

together with rights in the general common elements and the limited common elements as shown 

on the Master Deed and as described in Act 59 of the Public Acts of 1978, as amended. 

Unit No. 43, CARLTON CONDOMINIUM, according to the Master Deed recorded in Liber 

40795, Page 39, as amended, and designated as Wayne County Condominium Subdivision Plan 

No. 787, together with rights in the general common elements and limited common elements as 

shown on the Master Deed and as described in Act 59 of the Public Acts of 1978, as amended.

Prepared by: 

Alexandra V. Gallo, Esq. 

O’Toole Scrivo, LLC 

QUIT CLAIM DEED 

THIS QUITCLAIM DEED, made and executed this 5 €h day of Jan uany 

,2023, 

by ORNELLA FRISOLI, whose mailing address is 95 White Oak Ridge Road, Millblirn, New 

Jersey 07078 (hereinafter referred to as the “Grantor™) to 2915 JOHN R STREET LLC,, an 

entity domiciled in the State of Delaware, whose mailing address is 95 White Oak Ridge Road, 

Millburn, New Jersey 07078 (hereinafter referred to as the “Grantee”). 

(Wherever used herein the terms “Grantor” and “Grantee” include all parties 

to this 

instrument and the heirs, legal representatives and assigns of individuals, and the successors and 

assigns of corporations, partnerships [including joint ventures], public bodies and quasi-public 

bodies.) 

WITNESSETH: 

THAT the Grantor, for and in consideration of the sum of TEN 0/100 DOLLARS ($10.00) 

and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, 

does grant, bargain, sell, alien, remise, release, convey and confirm unto the Grantee all that certain 

land situated in Wayne County, Michigan, more particularly described as follows: 

See EXHIBIT “A”, attached hereto and incorporated herein by this 

reference (the “Property™). 

Subject to easements and restrictions of record 

TOGETHER with all of the Grantor’s interest in and to all tenements, hereditaments, 

easements 

and 

appurtenances, 

including 

riparian 

rights, 

if any, 

belonging 

or 

in 

anywise 

appertaining to the Property. 

TO HAVE AND TO HOLD, the same together with all and singular the appurtenances 

thereunto belonging or in anywise appertaining, and all the estate, right, title, interest, lien, equity 

and claim whatsoever of the Grantor, either in law or in equity, to the only proper use, benefit and

Ornella Frisoli 

STATE OF NEw 

TEEséy 

§ 

i 

§ 

COUNTYOF_E¢X 

§ 

s 

, 2023, Ornella Frisoli as Grantor, personally came 

I CERTIFY thaton Janus’ y 

S 

before me and stated or acknowledged under oath, to my satisfaction, that this person: 

(a) 

was the maker of the attached document; 

made this Quit Claim Deed for the sum of TEN and 00/100 DOLLARS 

($10.00) as the full and actual consideration paid or to be paid for the 

transfer of title. (Such consideration is defined in N.J.S.A. 46:15-5); and 

(b) 

(d) 

executed this document as his voluntary act. 

Hwy. CAAs. 

Notary Public 

My Commission Expires: 

MARY F. CHINA 

A Notary Public of New Jers 

My Commission Expires June 29 

025 

\ 

RECORD AND RETURN TO: 

Alexandra V. Gallo, Esq. 

¢/o O'Toole Scrivo, LLC 

14 Village Park Road 

Cedar Grove, New Jersey 07009

EXHIBIT A 

Unit No. 9, CARLTON CONDOMINIUM according to the Master Deed recorded in Liber 40795, 

Page 39, as amended, and designated as Wayne County Condominium Subdivision Plan No. 787, 

together with rights in the general common elements and the limited common elements as shown 

on the Master Deed and as described in Act 59 of the Public Acts of 1978, as amended. 

Commonly known as: 2915 John R Street, Detroit, MI 48201

Prepared by: 

Alexandra V. Gallo, Esq. 

O'Toole Scrivo, LLC 

QUIT CLAIM DEED 

THIS QUITCLAIM DEED, made and executed this st a day of Jam wang 

| 2023, 

by ORNELLA FRISOLI, whose mailing address is 95 White Oak Ridge Road, Millbhrn, New 

Jersey 07078 (hereinafter referred to as the “Grantor”) to 2915 JOHN R STREET LLC,, an 

entity domiciled in the State of Delaware, whose mailing address is 95 White Oak Ridge Road, 

Millburn, New Jersey 07078 (hereinafter referred to as the “Grantee”). 

(Wherever used herein the terms “Grantor” and “Grantee” include all parties 

to this 

instrument and the heirs, legal representatives and assigns of individuals, and the successors and 

assigns of corporations, partnerships [including joint ventures], public bodies and quasi-public 

bodies.) 

WITNESSETH: 

THAT the Grantor, for and in consideration of the sum of TEN 0/100 DOLLARS ($10.00) 

and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, 

does grant, bargain, sell, alien, remise, release, convey and confirm unto the Grantee all that certain 

land situated in Wayne County, Michigan, more particularly described as follows: 

See EXHIBIT “A”, attached hereto and incorporated herein by this 

reference (the “Property™). 

Subject to easements and restrictions of record 

TOGETHER with all of the Grantor’s interest in and to all tenements, hereditaments, 

easements 

and 

appurtenances, 

including 

riparian 

rights, 

if any, 

belonging 

or 

in 

anywise 

appertaining to the Property. 

TO HAVE AND TO HOLD, the same together with all and singular the appurtenances 

thereunto belonging or in anywise appertaining, and all the estate, right, title, interest, lien, equity

Ornella Frisoli 

1 

STATE OF /E W Tg ps ey § 

\J 

§ 

COUNTYOF ESSEX 

§ 

I CERTIFY that on 

_J A] Ver 1 YS 

2023, Ornella Frisoli as Grantor, personally came 

before me and stated or acknowledged under oath, to my satisfaction, that this person: 

(a) 

was the maker of the attached document; 

(b) 

made this Quit Claim Deed for the sum of TEN and 00/100 DOLLARS 

($10.00) as the full and actual consideration paid or to be paid for the 

transfer of title. (Such consideration is defined in N.J.S.A. 46:15-5); and 

(d) 

executed this document as his voluntary act. 

“FI [73 7 (Aira 

Notary Public 

My Commission Expires: 

RECORD AND RETURN TO: 

NEARY ECHINA 

A Notary Public of New Jersey 29 

My Commission Expires June 29,202 

Alexandra V. Gallo, Esq. 

c/o O'Toole Scrivo, LLC 

14 Village Park Road 

Cedar Grove, New Jersey 07009

EXHIBIT A 

Unit No. 25, CARLTON CONDOMINIUM, according to the Master Deed located in Liber 40795, 

Page 39, as amended, and designated as Wayne County Condominium Subdivision Plan No. 787, 

together with rights in the general common elements and the limited common elements as shown 

on the Master Deed and as described in Act 59 of the Public Acts of 1978, as amended. 

Commonly known as: 2915 John R Street, Detroit, MI 48201

Prepared by: 

Alexandra V. Gallo, Esq. 

O’Toole Scrivo, LLC 

QUIT CLAIM DEED 

THIS QUITCLAIM DEED, made and executed this g Nay of 

Ra AAA , 2023, 

by ORNELLA FRISOLI, whose mailing address is 95 White Oak Ridge Road, Millburp, New 

Jersey 07078 (hereinafter referred to as the “Grantor”) to 2915 JOHN R STREET LLC, an 

entity domiciled in the State of Delaware, whose mailing address is 95 White Oak Ridge Road, 

Millburn, New Jersey 07078 (hereinafter referred to as the “Grantee”). 

(Wherever used herein the terms “Grantor” and “Grantee” include 

all parties 

to this 

instrument and the heirs, legal representatives and assigns of individuals, and the successors and 

assigns of corporations, partnerships [including joint ventures], public bodies and quasi-public 

bodies.) 

WITNESSETH: 

THAT the Grantor, for and in consideration of the sum of TEN 0/100 DOLLARS ($10.00) 

and other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, 

does grant, bargain, sell, alien, remise, release, convey and confirm unto the Grantee all that certain 

land situated in Wayne County, Michigan, more particularly described as follows: 

See EXHIBIT “A”, attached hereto and incorporated herein by this 

reference (the “Property”). 

Subject to easements and restrictions of record 

TOGETHER with all of the Grantor’s interest in and to all tenements, hereditaments, 

easements 

and 

appurtenances, 

including 

riparian 

rights, 

if any, 

belonging 

or 

in 

anywise 

appertaining to the Property. 

TO HAVE AND TO HOLD, the same together with all and singular the appurtenances 

thereunto belonging or in anywise appertaining, and all the estate, right, title, interest, lien, equity 

and claim whatsoever of the Grantor, either in law or in equity, to the only proper use, benefit and

Ornglia Frisoli 

[ 

J 

Fi 

fut 

STATE OF 

Mw JgEseé 

} 

§ 

COUNTY OF ESséx 

 § 

I CERTIFY thaton 

_Joyivary 

5, 

, 2023, Ornella Frisoli as Grantor, personally came 

before me and stated or acknowledged under oath, to my satisfaction, that this person: 

(a) 

was the maker of the attached document; 

made this Quit Claim Deed for the sum of TEN and 00/100 DOLLARS 

($10.00) as the full and actual consideration paid or to be paid for the 

transfer of title. (Such consideration is defined in N.J.S.A. 46:15-5); and 

(b) 

(d) 

executed this document as his voluntary act. 

Notary Public 

My Commission Expirgs. 

A Notary Public of New Jersey 

My Commission Expires June 29,20 #3 

RECORD AND RETURN TO: 

Alexandra V. Gallo, Esq. 

c/o O’Toole Scrivo, LLC 

14 Village Park Road 

Cedar Grove, New Jersey 07009

EXHIBIT A 

Unit No. 43, CARLTON CONDOMINIUM, according to the Master Deed recorded in Liber 

40795, Page 39, as amended, and designated as Wayne County Condominium Subdivision Plan 

No. 787, together with rights in the general common elements and limited common elements as 

shown on the Master Deed and as described in Act 59 of the Public Acts of 1978, as amended. 

Commonly known as: 2915 John R Street, Detroit, MI 48201

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