3, 2004) 23 Bay Center Apartments Owner, LLC v. Einery Bay PKI, LLC, 2009 WL 1124451 (Del. Ch. Apr. 20, 2009) 27 Beck & Panico Builders, Inc. v. Strairman, 2009 WL 5177160 (Del. Super. Nov. 23, 2009) 21, 22 Desert Equities, Inc. v. Morgan Stanley Leveraged Equity Fund II, LP, 624 A.2d 1199 (Del. 199