Price Paid in an Acquisition

With regards to the price paid by the acquirer, is the following correct?

The consideration paid has as a floor the Equity Value. Debt is added to the purchase price only if it is refinanced (take out new debt and repay the old one) or paid off by the buyer (with his own cash). If, instead, the buyer decides to assume (keep) the debt, this will not add up to the effective payment. Also, unlike in the EV calculation where we take out all Non-Operating Assets, we should subtract only Cash from the purchase price (since we are paying cash with cash). Obviously, we have to pay for the other Non-Operating Assets such as properties, investments etc. Finally, we should include potential premiums, transaction fees, unfunded pensions, capital leases, debt repayment fees etc. So the price paid by an acquirer is not precisely the Enterprise Value.